720 E Worth Ave #221 · Porterville, CA 93257

$70,000

3 bd · 1.5 ba · 1,440 sqft · Manufactured · 156 Days on market

Built 1976 Good condition $49/sqft · 6% above area Est $66k · 6% over

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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 +4.8/15.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Golden Hills Mobile Home Park is a quiet, comfortable, and clean community for 55+. This senior community has this mobile available and move in ready. The unit has been recently renovated. It offers spacious living space including 3 bedrooms, 2 baths and an Indoor laundry room. Come see for yourself, and let's put an offer together.

Key facts

• Recently renovated
• Indoor laundry room
• Built 1976

Tags

• RECENTLY RENOVATED
• SPACIOUS LIVING SPACE
• INDOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 2.7% in Porterville — 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 60/100 on livability (#561 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, commute A-; Watch: crime C-, cost of living D+, schools F.
• Porterville Unified (urban): math 18% / reading 50% proficiency, ranked #302 of 517 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 320 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 4.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $70k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.25% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.72%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $66,009
• List price: $70,000
• Delta: 6.05%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 E Worth Ave #48	0.00mi	2/2.0 (-1)	1,440 (0%)	11mo	$60,000	$42	84
720 E Worth Ave #28	0.00mi	3/2.0	1,440 (0%)	20mo	$75,000	$52	82
720 E Worth Ave #64	0.00mi	2/2.0 (-1)	1,440 (0%)	22mo	$89,900	$62	75
720 E Worth Ave #118	0.00mi	2/2.0 (-1)	1,536 (+7%)	9mo	$72,000	$47	74
720 E Worth Ave #36	0.00mi	2/2.0 (-1)	1,440 (0%)	22mo	$70,000	$49	74
720 E Worth Ave #14	0.00mi	3/2.0	1,248 (-13%)	6mo	$80,000	$64	71
720 E Worth Ave #224	0.00mi	3/2.0	1,344 (-7%)	20mo	$82,000	$61	70
720 E Worth Ave #127	0.00mi	3/2.0	1,248 (-13%)	10mo	$67,000	$54	67
720 E Worth Ave	0.36mi	2/2.0 (-1)	1,440 (0%)	11mo	$60,000	$42	67
720 E Worth Ave #193	0.00mi	2/2.0 (-1)	1,316 (-9%)	16mo	$80,000	$61	66

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 · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 2.99×
• Total profit: $39,004
• Equity at exit: $10,437

10-year hold

• IRR: 51.6%
• Equity multiple: 6.30×
• Total profit: $103,850
• Equity at exit: $6,052

Cash invested: $19,600 (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 93257

• Rents YoY: 4.1%
• Active inventory: 320
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $763

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 47%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 E Mountain View Ave Porterville, CA	2.0	1.0	1075	$1,200	$1.12	21d	1	0.86mi

Listing history 23 events

1. 2026-06-18
   days on market $70,000 Active 156 DOM
2. 2026-06-17
   days on market $70,000 Active 155 DOM
3. 2026-06-16
   days on market $70,000 Active 154 DOM
4. 2026-06-15
   days on market $70,000 Active 153 DOM
5. 2026-06-14
   days on market $70,000 Active 151 DOM
6. 2026-06-13
   days on market $70,000 Active 150 DOM
7. 2026-06-10
   days on market $70,000 Active 148 DOM
8. 2026-06-09
   days on market $70,000 Active 147 DOM
9. 2026-06-08
   days on market $70,000 Active 146 DOM
10. 2026-06-07
    days on market $70,000 Active 145 DOM
11. 2026-06-05
    days on market $70,000 Active 142 DOM
12. 2026-06-03
    days on market $70,000 Active 141 DOM
13. 2026-06-02
    days on market $70,000 Active 140 DOM
14. 2026-06-01
    days on market $70,000 Active 139 DOM
15. 2026-05-31
    days on market $70,000 Active 138 DOM
16. 2026-05-30
    days on market $70,000 Active 137 DOM
17. 2026-05-15
    price $70,000 334-char remark

    Show marketing remark (334 chars)

    Golden Hills Mobile Home Park is a quiet, comfortable, and clean community for 55+. This senior community has this mobile available and move in ready. The unit has been recently renovated. It offers spacious living space including 3 bedrooms, 2 baths and an Indoor laundry room. Come see for yourself, and let's put an offer together.

18. 2026-02-20
    price $75,000 334-char remark

    Show marketing remark (334 chars)

    Golden Hills Mobile Home Park is a quiet, comfortable, and clean community for 55+. This senior community has this mobile available and move in ready. The unit has been recently renovated. It offers spacious living space including 3 bedrooms, 2 baths and an Indoor laundry room. Come see for yourself, and let's put an offer together.

19. 2026-01-14
    status Active 334-char remark

    Show marketing remark (334 chars)

    Golden Hills Mobile Home Park is a quiet, comfortable, and clean community for 55+. This senior community has this mobile available and move in ready. The unit has been recently renovated. It offers spacious living space including 3 bedrooms, 2 baths and an Indoor laundry room. Come see for yourself, and let's put an offer together.

20. 2025-12-10
    historical 334-char remark

    Show marketing remark (334 chars)

    Golden Hills Mobile Home Park is a quiet, comfortable, and clean community for 55+. This senior community has this mobile available and move in ready. The unit has been recently renovated. It offers spacious living space including 3 bedrooms, 2 baths and an Indoor laundry room. Come see for yourself, and let's put an offer together.

21. 2025-12-09
    listed $84,999 Active 334-char remark

    Show marketing remark (334 chars)

    Golden Hills Mobile Home Park is a quiet, comfortable, and clean community for 55+. This senior community has this mobile available and move in ready. The unit has been recently renovated. It offers spacious living space including 3 bedrooms, 2 baths and an Indoor laundry room. Come see for yourself, and let's put an offer together.

22. 2016-12-16
    soldstatus $27,000 142-char remark

    Show marketing remark (142 chars)

    Great mobile home in Golden Hills Mobile Home Park. 3 bedroom, 2 bath with recently installed dual pane windows, new roof and air conditioner.

23. 2016-11-04
    listed $29,900 142-char remark

    Show marketing remark (142 chars)

    Great mobile home in Golden Hills Mobile Home Park. 3 bedroom, 2 bath with recently installed dual pane windows, new roof and air conditioner.

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,940
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,036
• Taxable income: $8,552
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $7,105/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 move-in ready manufactured home in Golden Hills Mobile Home Park offers spacious living space and is in excellent condition with recent renovations.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace dual-pane windows with energy-efficient ones — Improves energy efficiency and reduces utility costs
• Both Install smart home devices — Enhances convenience and adds modern features

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace dual-pane windows with energy-efficient ones — Improves energy efficiency and reduces utility costs ↑
• Both Install smart home devices — Enhances convenience and adds modern features ↑

ⓘ 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: Porterville Unified
• NCES district ID: 0600064
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 50% ▲ 6.00%
• Median HH income: $35,157
• Composite: 27.97/100
• National rank: #6855
• State rank: #302 of 517 in CA

Livability — Porterville

• Score: 60/100
• State rank: #561
• US rank: #18537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tulare County · 323,826 people
• City population: 80,467
• Metro: Visalia, CA
• Population (ZIP): 80,467
• Household income: $59,704
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3028.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 23% White 21% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Iranian 1%
• Foreign-born: 26% · Canada
• Languages at home: 45% English-only · Spanish 52% Tagalog/Filipino 1% Arabic 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: ▼ -375.52%
• Current HPI: 362.656
• Rent YoY: ▲ 4.07%
• 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

+134.1% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $70,000 TCMLS
• 2026-02-20 Price Changed $75,000 TCMLS
• 2026-01-14 Relisted — TCMLS
• 2025-12-10 Delisted — TCMLS
• 2025-12-09 Listed $84,999 TCMLS
• 2016-12-16 Sold (MLS) $27,000 TCMLS
• 2016-11-04 Listed $29,900 TCMLS