5505 W Tulare Ave Spc 346 · Visalia, CA 93277

$115,900

2 bd · 2.0 ba · 1,440 sqft · Land · 23 Days on market

Built 1990

---

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
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready double-wide manufactured home in Rancho Fiesta mobile home park. Two bedrooms, two baths and features a spacious living room area. Vaulted ceilings, laminate flooring in common areas, built-in cabinets for storage, conveniently-located laundry room, backyard workshop and storage shed. Roof Certification and pest inspection/clearance on file. Assumable lease. Make your appointment today!

Key facts

• Covered porch
• Covered carport
• Two storage sheds

Tags

• COVERED CARPORT
• COVERED PORCH
• TWO STORAGE SHEDS
• NEW VINYL LAMINATE FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

Property features AI

Finance

• HOA & community: Located in Rancho Fiesta community

Exterior

• Parking: Attached carport; Guest parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured in-park home (double wide); Updated/remodeled; Single-story; Model: Hallmark/Shenandoah; Dimensions approximately 24' x 60'
• Construction: Built on pillar/post/pier foundation
• Exterior features: Composition roof; Private and community pool access; Aluminum skirting

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; Smoke and carbon monoxide detectors
• Laundry & utility: Indoor laundry with electric and gas dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $116k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $114k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Visalia Unified (urban): math 30% / reading 40% proficiency, ranked #273 of 517 in CA (top 53%) — 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $801 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $116k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $114,161 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.38%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 1.73×
• Total profit: $23,843
• Equity at exit: $17,281

10-year hold

• IRR: 26.7%
• Equity multiple: 3.39×
• Total profit: $77,423
• Equity at exit: $10,021

Cash invested: $32,452 (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: $1,849 high
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $659

Break-even live

Break-even rent $1,014

Max offer price $115,900

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	21d	1	0.34mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	44d	1	0.49mi
1849 S Noyes St Visalia, CA	3.0	2.0	1497	$2,250	$1.50	44d	1	0.63mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	44d	1	0.75mi
1927 S Julieann Ct Visalia, CA	3.0	2.0	1671	$2,000	$1.20	21d	1	0.86mi
5948 W Crowley Ave Visalia, CA	3.0	2.0	1566	$2,270	$1.45	21d	1	0.93mi
5936 W Oak Ave Visalia, CA	3.0	2.0	1679	$1,950	$1.16	44d	1	0.97mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	0.98mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	1.00mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	1.00mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	1.00mi
4731 W School Ave Visalia, CA	3.0	2.0	1280	$1,900	$1.48	44d	1	1.02mi
201 N Bollinger St Visalia, CA	3.0	2.0	1194	$1,995	$1.67	44d	1	1.04mi
537 N Tommy St Visalia, CA	3.0	2.0	1706	$2,995	$1.76	44d	1	1.09mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	21d	1	1.13mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	44d	1	1.13mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	44d	1	1.13mi
4700 W Caldwell Ave Visalia, CA	1.0–3.0	1.0–2.0	889	$2,100	$2.36	14d	5	1.34mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	14d	1	1.37mi
4905 W Hemlock Ave Visalia, CA	3.0	2.0	1563	$1,895	$1.21	21d	1	1.39mi
3618 W Country Ave Visalia, CA	3.0	2.0	1618	$2,095	$1.29	44d	1	1.45mi
4230 W Grove Ct Visalia, CA	3.0	2.0	1734	$2,300	$1.33	21d	1	1.46mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $115,900 Pending 23 DOM
2. 2026-06-10
   days on market $115,900 Active 22 DOM
3. 2026-06-09
   days on market $115,900 Active 21 DOM
4. 2026-06-08
   days on market $115,900 Active 20 DOM
5. 2026-06-07
   days on market $115,900 Active 19 DOM
6. 2026-06-05
   days on market $115,900 Active 16 DOM
7. 2026-06-03
   days on market $115,900 Active 15 DOM
8. 2026-06-02
   days on market $115,900 Active 14 DOM
9. 2026-06-01
   days on market $115,900 Active 13 DOM
10. 2026-05-31
    days on market $115,900 Active 12 DOM
11. 2026-05-30
    days on market $115,900 Active 11 DOM
12. 2026-05-19
    listed $115,900 Active
13. 2021-07-19
    soldstatus $63,500 403-char remark

    Show marketing remark (403 chars)

    Move-in ready double-wide manufactured home in Rancho Fiesta mobile home park. Two bedrooms, two baths and features a spacious living room area. Vaulted ceilings, laminate flooring in common areas, built-in cabinets for storage, conveniently-located laundry room, backyard workshop and storage shed. Roof Certification and pest inspection/clearance on file. Assumable lease. Make your appointment today!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,183
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$580
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$3,372
• Taxable income: $6,452
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $6,365/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: Visalia Unified
• NCES district ID: 0641160
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $51,672
• Composite: 30.47/100
• National rank: #6223
• State rank: #273 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

+82.5% since first listed

2 events — show timeline

• 2026-05-19 Listed $115,900 TCMLS
• 2021-07-19 Sold (MLS) $63,500 TCMLS

Property tax history

-6.3%/yr

Latest (2021): $178 · -31.4% YoY. Source: county tax records.