12846 W Lacey Blvd #33 · Hanford, CA 93230

$85,000

2 bd · 1.75 ba · 920 sqft · Manufactured · 15 Days on market

Built 1968 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
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful updated 2 bedroom, 2 bath mobile home. featuring fresh paint, new doors, updated light fixtures, and laundry hookups. The kitchen offers updated cabinetry. The original dining area has been enclosed to create a versatile bonus room, ideal for a home office, den, or additional private space. Two mini-split A/C units provide efficient year-round comfort. Enjoy a larger than average outdoor space for the park, perfect for outdoor seating or gardening. Located in a family friendly park with access to a community pool.

Key facts

• Mini-split a/c units
• Community pool
• Updated cabinetry

Tags

• UPDATED LIGHT FIXTURES
• LAUNDRY HOOKUPS
• UPDATED CABINETRY
• VERSATILE BONUS ROOM
• MINI-SPLIT A/C UNITS
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Utilities: Electric service on; Public utilities
• Home design: Mobile home; Park space rented
• Construction: Metal siding; Metal roof; Wood subfloor foundation; Manufactured by Star
• Exterior features: One level; Urban lot setting; Private in-ground pool (fenced; community access)

Interior

• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1.75 total bathrooms; Bathrooms include tub/shower and separate shower
• Heating & cooling: Ductless (split) heating; Ductless (split) cooling
• Interior features: Carpet, laminate, and tile flooring; Gas fireplace
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.75-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.9% in Hanford — 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 75/100 on livability (#121 in CA, #4,255 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: crime D+, health & safety D+, cost of living F.
• Hanford Joint Union High (urban): math 20% / reading 58% proficiency, ranked #765 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sierra Pacific High (1,072 students, 60% FRL).
• Market conditions: Rents rising (+2.9%/yr); 434 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 2.13% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.51%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 2.67×
• Total profit: $39,710
• Equity at exit: $12,674

10-year hold

• IRR: 45.5%
• Equity multiple: 5.32×
• Total profit: $102,860
• Equity at exit: $7,349

Cash invested: $23,800 (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 93230

• Rents YoY: 2.9%
• Active inventory: 434
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $843

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $902	-5% $872	+0% $843	+5% $814	+10% $784
Rent	-10% $700	-5% $772	+0% $843	+5% $915	+10% $986
Rate	-1.0pp $886	-0.5pp $865	base $843	+0.5pp $821	+1.0pp $799

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2060 Millennium Way Unit C Hanford, CA	1.0	1.0	794	$2,195	$2.76	14d	1	0.59mi

Listing history 4 events

1. 2026-05-02
   status Pending
2. 2026-05-01
   status Pending 530-char remark

   Show marketing remark (530 chars)

   Beautiful updated 2 bedroom, 2 bath mobile home. featuring fresh paint, new doors, updated light fixtures, and laundry hookups. The kitchen offers updated cabinetry. The original dining area has been enclosed to create a versatile bonus room, ideal for a home office, den, or additional private space. Two mini-split A/C units provide efficient year-round comfort. Enjoy a larger than average outdoor space for the park, perfect for outdoor seating or gardening. Located in a family friendly park with access to a community pool.

3. 2026-04-16
   listed $85,000 Active 530-char remark

   Show marketing remark (530 chars)

   Beautiful updated 2 bedroom, 2 bath mobile home. featuring fresh paint, new doors, updated light fixtures, and laundry hookups. The kitchen offers updated cabinetry. The original dining area has been enclosed to create a versatile bonus room, ideal for a home office, den, or additional private space. Two mini-split A/C units provide efficient year-round comfort. Enjoy a larger than average outdoor space for the park, perfect for outdoor seating or gardening. Located in a family friendly park with access to a community pool.

4. 2026-04-16
   listed $85,000 Active

   Show marketing remark (530 chars)

   Beautiful updated 2 bedroom, 2 bath mobile home. featuring fresh paint, new doors, updated light fixtures, and laundry hookups. The kitchen offers updated cabinetry. The original dining area has been enclosed to create a versatile bonus room, ideal for a home office, den, or additional private space. Two mini-split A/C units provide efficient year-round comfort. Enjoy a larger than average outdoor space for the park, perfect for outdoor seating or gardening. Located in a family friendly park with access to a community pool.

ⓘ 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 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 31 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,728
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$2,473
• Taxable income: $9,318
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $7,880/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 75/100 Cosmetic rehab

This updated mobile home is in good condition with fresh paint and new cabinetry, making it move-in ready for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both exterior paint — refreshes the home's appearance
• Both interior paint — enhances the home's appearance and creates a fresh feel

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — enhances the home's appearance and creates a fresh feel ↑

ⓘ 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: Hanford Joint Union High
• NCES district ID: 0616500
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $47,265
• Composite: 35.8/100
• National rank: #9626
• State rank: #765 of 1400 in CA

Livability — Hanford

• Score: 75/100
• State rank: #121
• US rank: #4255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kings County · 107,655 people
• City population: 69,684
• Metro: Hanford-Corcoran, CA
• Population (ZIP): 69,684
• Household income: $76,023
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 2081.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 147,136 people
• By 2030: 145,623 · -1.0%
• By 2040: 146,017 · -0.8%
• By 2050: 145,239 · -1.3%
• By 2075: 131,479 · -10.6%
• By 2100: 103,967 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 19% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Russian 6% Italian 2% Lithuanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 2%

Political lean MEDSL · Kings

• 2024 margin: Strong R (+23.0) · D 37.4% · R 60.4% · Other 2.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+12.2 2016: R+14.1 2012: R+16.3 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.79%
• Current HPI: 321.3409
• Rent YoY: ▲ 2.87%
• Metro: Hanford-Corcoran, 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

+0.0% since first listed

4 events — show timeline

• 2026-05-02 Pending — FRESNOMLS
• 2026-05-01 Pending — TCMLS
• 2026-04-16 Listed $85,000 TCMLS
• 2026-04-16 Listed $85,000 FRESNOMLS