560 W Pleasant Ave #16 · Tulare, CA 93274

$49,999

2 bd · 1.0 ba · 750 sqft · Land · 184 Days on market

Built 2019

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean single wide 2 bed 1 bath manufactured home in the 55+ Royals Palms Park. 2 storage sheds & extra cement for parking. The washer, dryer and refrigerator come with the home! The park offers a community pool and clubhouse to be renovated soon!

Key facts

• Ample cabinetry
• Newer mobile home
• Functional layout

Tags

• NEWER MOBILE HOME
• FUNCTIONAL LAYOUT
• WELCOMING LIVING AREA
• BRIGHT OPEN KITCHEN
• AMPLE CABINETRY
• EASY-CARE LANDSCAPING

Property features AI

Exterior

• Parking: Attached parking; Attached carport
• Utilities: Private water; Private sewer; Electricity connected; Natural gas connected and available; Water connected; Sewer connected
• Home design: Manufactured in park (manufactured home, single wide); Faces west
• Construction: Composition roof; Vinyl skirting; Model: Creekside Manor - CM 2562L; Mobile width 134, mobile length 56
• Exterior features: Front porch; Pillar/post/pier foundation

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and linoleum flooring; Accessible entrance and doors; Accessible approach with ramp and grip-accessible features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $50k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 3.3% in Tulare — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#701 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: commute C-, employment D+, schools D-.
• Tulare Joint Union High (suburban): math 18% / reading 52% proficiency, ranked #280 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 355 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tulare County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.63% ✓
• Cap rate: 22.91%
• Cash-on-cash: 59.36%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: 57.7%
• Equity multiple: 3.54×
• Total profit: $35,591
• Equity at exit: $7,455

10-year hold

• IRR: 62.4%
• Equity multiple: 7.15×
• Total profit: $86,097
• Equity at exit: $4,323

Cash invested: $14,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 93274

• Rents YoY: 2.7%
• Active inventory: 355
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $693

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 42%

Sensitivity live

Price	-10% $727	-5% $710	+0% $693	+5% $675	+10% $658
Rent	-10% $589	-5% $641	+0% $693	+5% $744	+10% $796
Rate	-1.0pp $718	-0.5pp $705	base $693	+0.5pp $680	+1.0pp $666

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 W Oakland Ave Unit d Tulare, CA	1.0	1.0	800	$875	$1.09	15d	1	0.28mi
1255 N H St Tulare, CA	2.0	1.0	700	$1,250	$1.79	14d	1	0.48mi
648 Auburn St Tulare, CA	2.0	1.0	1000	$1,400	$1.40	22d	1	1.03mi
656 E Prosperity Ave Tulare, CA	2.0	1.0	873	$1,500	$1.72	14d	2	1.14mi
425 Center St Tulare, CA	1.0	1.0	650	$1,095	$1.68	15d	1	1.43mi

Listing history 23 events

1. 2026-06-21
   pricedays on market $49,999 Active 184 DOM
2. 2026-06-18
   days on market $54,999 Active 181 DOM
3. 2026-06-17
   days on market $54,999 Active 180 DOM
4. 2026-06-16
   days on market $54,999 Active 179 DOM
5. 2026-06-15
   days on market $54,999 Active 178 DOM
6. 2026-06-14
   days on market $54,999 Active 176 DOM
7. 2026-06-13
   days on market $54,999 Active 175 DOM
8. 2026-06-10
   days on market $54,999 Active 173 DOM
9. 2026-06-09
   days on market $54,999 Active 172 DOM
10. 2026-06-08
    days on market $54,999 Active 171 DOM
11. 2026-06-07
    days on market $54,999 Active 170 DOM
12. 2026-06-05
    days on market $54,999 Active 167 DOM
13. 2026-06-03
    days on market $54,999 Active 166 DOM
14. 2026-06-02
    days on market $54,999 Active 165 DOM
15. 2026-06-01
    days on market $54,999 Active 164 DOM
16. 2026-05-31
    days on market $54,999 Active 163 DOM
17. 2026-05-30
    days on market $54,999 Active 162 DOM
18. 2026-04-20
    price $57,999
19. 2026-01-31
    price $59,999
20. 2025-12-19
    listed $64,999 Active
21. 2022-07-01
    soldstatus $39,000 Closed 253-char remark

    Show marketing remark (253 chars)

    Clean single wide 2 bed 1 bath manufactured home in the 55+ Royals Palms Park. 2 storage sheds & extra cement for parking. The washer, dryer and refrigerator come with the home! The park offers a community pool and clubhouse to be renovated soon!

22. 2022-04-06
    historical 253-char remark

    Show marketing remark (253 chars)

    Clean single wide 2 bed 1 bath manufactured home in the 55+ Royals Palms Park. 2 storage sheds & extra cement for parking. The washer, dryer and refrigerator come with the home! The park offers a community pool and clubhouse to be renovated soon!

23. 2022-03-23
    listed $39,000 253-char remark

    Show marketing remark (253 chars)

    Clean single wide 2 bed 1 bath manufactured home in the 55+ Royals Palms Park. 2 storage sheds & extra cement for parking. The washer, dryer and refrigerator come with the home! The park offers a community pool and clubhouse to be renovated soon!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,768
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$1,455
• Taxable income: $7,990
• Est. tax owed @ 24.0%: −$1,918
• After-tax cash flow: $6,393/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tulare Joint Union High
• NCES district ID: 0639930
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,858
• Composite: 29.91/100
• National rank: #6384
• State rank: #280 of 517 in CA

Livability — Tulare

• Score: 58/100
• State rank: #701
• US rank: #21185

Category grades

Amenities F Commute C- Cost of living F Crime F Employment D+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulare, CA
• County: Tulare County · 323,826 people
• City population: 80,026
• Metro: Visalia, CA
• Population (ZIP): 80,026
• Household income: $72,650
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 2393.0

Population outlook (Tulare County) Hauer SSP2

• Today (2025): 484,681 people
• By 2030: 496,241 · +2.4%
• By 2040: 518,507 · +7.0%
• By 2050: 534,920 · +10.4%
• By 2075: 548,417 · +13.2%
• By 2100: 513,085 · +5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% White 29% Two or more races 24% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Russian 7% Iranian 1% Italian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 42% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Tulare

• 2024 margin: Strong R (+20.7) · D 38.5% · R 59.2% · Other 2.3%
• 2008→2024 swing: -5.4pp toward R · 2008: -15.3pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+7.8 2016: R+12.1 2012: R+17.8 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -402.03%
• Current HPI: 316.0806
• Rent YoY: ▲ 2.67%
• Metro: Visalia, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+48.7% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $57,999 TCMLS
• 2026-01-31 Price Changed $59,999 TCMLS
• 2025-12-19 Listed $64,999 TCMLS
• 2022-07-01 Sold (MLS) $39,000 TCMLS
• 2022-04-06 Delisted — TCMLS
• 2022-03-23 Listed $39,000 TCMLS

Property tax history

+0.2%/yr

Latest (2017): $43 · +2.9% YoY. Source: county tax records.