550 W Hermosa St #11 · Lindsay, CA 93247

$27,500

2 bd · 1.0 ba · 975 sqft · Land · 35 Days on market

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this cute and tidy 2 bedroom, 1 bathroom mobile home located in desirable Orangewood Adult Senior Mobile Home Park! This charming home is move-in ready and waiting for its new owner. Enjoy the convenience of being close to town, shopping, and everyday amenities. The open floor plan creates a comfortable flow for daily living, while the spacious front porch is perfect for relaxing, visiting with family and friends, or enjoying a peaceful evening outdoors. A wonderful opportunity for affordable and comfortable living! Enjoy the peace of mind of a well-kept community, with onsite maintenance and landscaping that keep the grounds looking their best. Buyer must be 55+ per the par

Key facts

• Open floor plan
• Onsite maintenance
• Landscaping

Tags

• ORANGEWOOD MOBILE HOME PARK
• OPEN FLOOR PLAN
• SPACIOUS FRONT PORCH
• WELL-KEPT COMMUNITY
• ONSITE MAINTENANCE
• LANDSCAPING

Property features AI

Exterior

• Parking: Attached covered carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured in park; Manufactured single-wide home; Single-story (mobile home, dimensions approximately 15' x 65'); Currently vacant and for residential use
• Construction: Single-wide manufactured construction
• Exterior features: Composition roof; Raised foundation; Metal skirting

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: No common walls (detached from neighboring homes)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $28k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.4% vs local median 2.9% in Lindsay — 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 52/100 on livability (#1,023 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: cost of living C-, crime D+, schools D.
• Lindsay Unified (town): math 30% / reading 47% proficiency, ranked #834 of 1,400 in CA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $190 of loan paydown is wiped out by about $825 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 + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.36% ✓
• Cap rate: 39.37%
• Cash-on-cash: 118.12%
• DSCR: 6.26
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.69×
• Total profit: $43,836
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 14.04×
• Total profit: $100,407
• Equity at exit: $2,378

Cash invested: $7,700 (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 93247

• Active inventory: 53
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $758

Break-even live

Break-even rent $241

Max offer price $27,500

Occupancy floor 32%

Sensitivity live

Price	-10% $777	-5% $767	+0% $758	+5% $748	+10% $739
Rent	-10% $663	-5% $711	+0% $758	+5% $805	+10% $853
Rate	-1.0pp $772	-0.5pp $765	base $758	+0.5pp $751	+1.0pp $744

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 N Cambridge Ave Unit 3 Lindsay, CA	2.0	1.0	800	$1,200	$1.50	14d	1	1.08mi

Listing history 17 events

1. 2026-06-19
   days on market $27,500 Active 35 DOM
2. 2026-06-18
   days on market $27,500 Active 34 DOM
3. 2026-06-17
   days on market $27,500 Active 33 DOM
4. 2026-06-16
   days on market $27,500 Active 32 DOM
5. 2026-06-15
   days on market $27,500 Active 31 DOM
6. 2026-06-14
   days on market $27,500 Active 29 DOM
7. 2026-06-12
   days on market $27,500 Active 28 DOM
8. 2026-06-09
   days on market $27,500 Active 25 DOM
9. 2026-06-08
   days on market $27,500 Active 24 DOM
10. 2026-06-07
    days on market $27,500 Active 23 DOM
11. 2026-06-05
    days on market $27,500 Active 21 DOM
12. 2026-06-04
    days on market $27,500 Active 19 DOM
13. 2026-06-02
    days on market $27,500 Active 18 DOM
14. 2026-06-01
    days on market $27,500 Active 17 DOM
15. 2026-05-31
    days on market $27,500 Active 16 DOM
16. 2026-05-31
    days on market $27,500 Active 15 DOM
17. 2026-05-15
    listed $27,500 Active 795-char remark

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$800
• Taxable income: $9,206
• Est. tax owed @ 24.0%: −$2,209
• After-tax cash flow: $6,886/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: Lindsay Unified
• NCES district ID: 0621870
• Math proficiency: 30% ▲ 6.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $33,662
• Composite: 34.15/100
• National rank: #10270
• State rank: #834 of 1400 in CA

Livability — Lindsay

• Score: 52/100
• State rank: #1023
• US rank: #24985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindsay, CA
• City population: 17,967
• Population (ZIP): 17,967

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 25% White 14% Native American 1%
• Hispanic origin (detail): Mexican 79%
• Common ancestry: Russian 1%
• Foreign-born: 33% · Canada
• Languages at home: 29% English-only · Spanish 71%

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: ▼ -238.85%
• Current HPI: 358.3335
• Rent YoY: —
• Metro: —
• 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

• 2026-05-15 Listed $27,500 TCMLS

Property tax history

-4.0%/yr

Latest (2021): $54 · -4.4% YoY. Source: county tax records.