2400 W Midvalley Ave Unit J-01 · Visalia, CA 93277

$105,000

2 bd · 1.0 ba · 768 sqft · Manufactured · 16 Days on market

Built 1971 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your totally renovated mobile home, where modern comfort meets serene living! This stunning property is fully fenced and boasts covenant motion-sensor lighting, providing added security and convenience. Take in the beautiful views of the pond area from the front yard area. The front and back covered and enclosed decks, adorned with solar lighting and charming railings. Step inside to find a tranquil interior that has been meticulously renovated from the studs out. The open layout seamlessly connects the kitchen and living room perfectly! The kitchen features a standalone cooktop with a sleek vent hood, new cabinetry, a stainless-steel sink, and a matching refrigerator. Enjoy cook

Key facts

• Totally renovated
• Fully fenced
• Solar lighting

Tags

• TOTALLY RENOVATED
• FULLY FENCED
• MOTION-SENSOR LIGHTING
• COVERED AND ENCLOSED DECKS
• SOLAR LIGHTING
• METICULOUSLY RENOVATED

Property features AI

Finance

• Other: In-ground private pool; Corner lot; Covered and enclosed porches, front and rear porch, deck and patio; Has a view; Paved road access; Directions available from Mooney/Midvalley to Westlake Village
• HOA & community: Located in a senior community; Close to clubhouse; Private maintained road / private road

Exterior

• Parking: Attached parking; Attached carport; 1 carport space; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available and connected; Water connected; Sewer connected
• Home design: Manufactured in park (single wide); Updated/remodeled; Single-story; Aluminum skirt
• Construction: Aluminum siding; Vertical siding; Other foundation; Other roof
• Exterior features: Private yard; Garden; Landscaped front yard with sprinklers; Storage; Fenced

Interior

• Kitchen: Gas range; Gas cooktop; Cooktop; Range hood; Microwave; Refrigerator; Free-standing refrigerator; Ice maker; Disposal
• Bedrooms: No common walls (standalone unit in park)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fans for cooling; Multi-unit cooling
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Open floor plan; Recessed lighting; Exhaust fan
• Laundry & utility: Inside laundry room; Washer hookup; Washer included; Dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.3% in Visalia — 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 72/100 on livability (#196 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B; Watch: amenities D, crime D-, cost of living F.
• 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 (+3.3%/yr); 233 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $726 of loan paydown is wiped out by about $3k 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 + 3.3% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.02%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $48,384
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2627 W Midvalley Ave #71	0.14mi	2/1.0	720 (-6%)	1mo	$45,000	$63	82
2400 W Midvalley Ave Unit J3	0.15mi	2/1.0	750 (-2%)	19mo	$63,500	$85	73
2400 W Midvalley Ave Unit L14	0.15mi	2/2.0	800 (+4%)	13mo	$35,000	$44	71
2627 W Midvalley Ave #34	0.08mi	2/1.0	800 (+4%)	24mo	$47,000	$59	70
2400 W Midvalley Ave Unit P3	0.18mi	2/1.0	688 (-10%)	11mo	$116,000	$169	65
26814 S Mooney Blvd Unit C90	0.30mi	2/1.0	697 (-9%)	17mo	$31,000	$44	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.32% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.77×
• Total profit: $22,593
• Equity at exit: $15,656

10-year hold

• IRR: 27.4%
• Equity multiple: 3.46×
• Total profit: $72,301
• Equity at exit: $9,078

Cash invested: $29,400 (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 93277

• Rents YoY: 3.3%
• Active inventory: 233
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $613

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 59%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3940 S Shady Ct Apt 107 Visalia, CA	2.0	2.0	950	$1,695	$1.78	44d	1	0.49mi
3940 S Shady Ct Unit 123 Visalia, CA	2.0	1.0	910	$1,695	$1.86	44d	1	0.49mi
3940 S Shady Ct Apt 223 Visalia, CA	2.0	2.0	910	$1,950	$2.14	44d	1	0.50mi
2401 W Sunnyside Ave Unit 2403 Visalia, CA	2.0	2.0	768	$1,600	$2.08	44d	1	1.05mi
1917 W Whitendale Ave Unit 1917 Visalia, CA	2.0	2.0	1048	$1,295	$1.24	44d	1	1.23mi

Listing history 13 events

1. 2026-06-19
   price $105,000 Active 16 DOM
2. 2026-06-18
   days on market $124,000 Active 16 DOM
3. 2026-06-17
   days on market $124,000 Active 15 DOM
4. 2026-06-16
   days on market $124,000 Active 14 DOM
5. 2026-06-15
   days on market $124,000 Active 13 DOM
6. 2026-06-14
   days on market $124,000 Active 11 DOM
7. 2026-06-13
   days on market $124,000 Active 10 DOM
8. 2026-06-10
   days on market $124,000 Active 8 DOM
9. 2026-06-09
   days on market $124,000 Active 7 DOM
10. 2026-06-08
    days on market $124,000 Active 6 DOM
11. 2026-06-07
    days on market $124,000 Active 5 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $124,000 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 40 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,332
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$3,055
• Taxable income: $6,043
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $5,904/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully renovated mobile home offers modern comfort and serene living, with a good condition and minimal repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and aesthetics
• Both Upgrade flooring in kitchen — Modernizes space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and aesthetics ↑
• Both Upgrade flooring in kitchen — Modernizes space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Visalia

• Score: 72/100
• State rank: #196
• US rank: #6351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Visalia, CA
• County: Tulare County · 323,826 people
• City population: 163,333
• Metro: Visalia, CA
• Population (ZIP): 53,985
• Household income: $80,548
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1896.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 21% Asian 4% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Russian 3% Iranian 2% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Chinese 2% 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: ▼ -371.43%
• Current HPI: 310.349
• Rent YoY: ▲ 3.32%
• 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

1 event — show timeline

• 2026-06-02 Listed $124,000 TCMLS