17496 W Whitesbridge Ave Ave #8 · Kerman, CA 93630

$29,900

2 bd · 1.0 ba · 600 sqft · Manufactured · 152 Days on market

Fair condition ↓ 36% since listing

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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
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for an affordable place? Needs work. Seller is very motivated make an offer today. Owner is willing to carry the loan.

Key facts

• Listed 152 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.2% vs local median 3.2% in Kerman — 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 56/100 on livability (#802 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools D, amenities F, commute F.
• Kerman Unified (town): math 21% / reading 40% proficiency, ranked #347 of 517 in CA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Fresno County population projected at +11% 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 152 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.77% ✓
• Cap rate: 43.19%
• Cash-on-cash: 131.77%
• DSCR: 6.86
• GRM: 1.7

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: 7.42×
• Total profit: $53,729
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 15.60×
• Total profit: $122,270
• Equity at exit: $2,585

Cash invested: $8,372 (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 93630

• Home prices YoY: -18.9%
• Active inventory: 66
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $919

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 30%

Sensitivity live

Price	-10% $940	-5% $930	+0% $919	+5% $909	+10% $899
Rent	-10% $807	-5% $863	+0% $919	+5% $976	+10% $1,032
Rate	-1.0pp $934	-0.5pp $927	base $919	+0.5pp $912	+1.0pp $904

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $29,900 Active 152 DOM
2. 2026-06-17
   days on market $29,900 Active 151 DOM
3. 2026-06-16
   days on market $29,900 Active 150 DOM
4. 2026-06-15
   days on market $29,900 Active 149 DOM
5. 2026-06-13
   days on market $29,900 Active 147 DOM
6. 2026-06-13
   days on market $29,900 Active 146 DOM
7. 2026-06-10
   days on market $29,900 Active 144 DOM
8. 2026-06-09
   days on market $29,900 Active 143 DOM
9. 2026-06-08
   days on market $29,900 Active 142 DOM
10. 2026-06-07
    days on market $29,900 Active 141 DOM
11. 2026-06-03
    days on market $29,900 Active 137 DOM
12. 2026-06-02
    days on market $29,900 Active 136 DOM
13. 2026-06-01
    days on market $29,900 Active 135 DOM
14. 2026-05-31
    days on market $29,900 Active 134 DOM
15. 2026-04-20
    price $29,900 135-char remark

    Show marketing remark (135 chars)

    Are you looking for an affordable place? Needs work. Seller is very motivated make an offer today. Owner is willing to carry the loan.

16. 2026-02-01
    price $39,000 135-char remark

    Show marketing remark (135 chars)

    Are you looking for an affordable place? Needs work. Seller is very motivated make an offer today. Owner is willing to carry the loan.

17. 2026-01-09
    listed $47,000 Active 135-char remark

    Show marketing remark (135 chars)

    Are you looking for an affordable place? Needs work. Seller is very motivated make an offer today. Owner is willing to carry the loan.

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,103
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$870
• Taxable income: $11,224
• Est. tax owed @ 24.0%: −$2,694
• After-tax cash flow: $8,338/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 · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Investing in a new roof, siding, and other improvements will substantially increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear on the roof, indicating a need for replacement.
• Major exterior siding — Weathered and damaged siding, requiring repair or replacement.
• Major fence — Damaged and missing sections, requiring repair or replacement.
• Major interior walls — Peeling paint and discoloration, indicating significant damage.
• Major flooring — Old and possibly damaged flooring, requiring replacement.
• Major bathroom fixtures — Outdated and worn fixtures, requiring replacement.
• Major kitchen cabinets — Outdated and worn cabinets, requiring replacement.

Value-add opportunities

• Both New roof — A new roof will significantly improve the home's appearance and increase its value for both resale and rental.
• Both New siding — New siding will improve the home's curb appeal and increase its value for both resale and rental.
• Both Landscaping — Landscaping will enhance the home's curb appeal and increase its value for both resale and rental.
• Both New fencing — New fencing will improve the home's security and increase its value for both resale and rental.
• Both Painting — Painting will improve the home's appearance and increase its value for both resale and rental.
• Both New flooring — New flooring will improve the home's appearance and increase its value for both resale and rental.
• Both New bathroom fixtures — New bathroom fixtures will improve the home's appearance and increase its value for both resale and rental.
• Both New kitchen cabinets — New kitchen cabinets will improve the home's appearance and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear on the roof, indicating a need for replacement.	Major	$15,000–50,000
exterior siding · Weathered and damaged siding, requiring repair or replacement.	Major	$15,000–50,000
fence · Damaged and missing sections, requiring repair or replacement.	Major	$15,000–50,000
interior walls · Peeling paint and discoloration, indicating significant damage.	Major	$15,000–50,000
flooring · Old and possibly damaged flooring, requiring replacement.	Major	$15,000–50,000
bathroom fixtures · Outdated and worn fixtures, requiring replacement.	Major	$15,000–50,000
kitchen cabinets · Outdated and worn cabinets, requiring replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof — A new roof will significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both New siding — New siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both Landscaping — Landscaping will enhance the home's curb appeal and increase its value for both resale and rental. ↑
• Both New fencing — New fencing will improve the home's security and increase its value for both resale and rental. ↑
• Both Painting — Painting will improve the home's appearance and increase its value for both resale and rental. ↑
• Both New flooring — New flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both New bathroom fixtures — New bathroom fixtures will improve the home's appearance and increase its value for both resale and rental. ↑
• Both New kitchen cabinets — New kitchen cabinets will improve the home's appearance and increase its value for both resale and rental. ↑

ⓘ 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: Kerman Unified
• NCES district ID: 0619490
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $43,953
• Composite: 25.97/100
• National rank: #7326
• State rank: #347 of 517 in CA

Livability — Kerman

• Score: 56/100
• State rank: #802
• US rank: #22787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,352

Population outlook (Fresno County) Hauer SSP2

• Today (2025): 1,042,971 people
• By 2030: 1,072,198 · +2.8%
• By 2040: 1,122,408 · +7.6%
• By 2050: 1,157,251 · +11.0%
• By 2075: 1,182,575 · +13.4%
• By 2100: 1,105,899 · +6.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 30% White 13% Asian 5%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Russian 1% Scotch-Irish 1%
• Foreign-born: 27% · Canada
• Languages at home: 35% English-only · Spanish 58% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Fresno

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 2.1pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: D+7.8 2016: D+3.9 2012: R+2.9 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.49%
• Current HPI: 340.4655
• 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

-36.4% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $29,900 TCMLS
• 2026-02-01 Price Changed $39,000 TCMLS
• 2026-01-09 Listed $47,000 TCMLS