560 N F St · Tulare, CA 93274

$224,995

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records

Built 1946 6,800 sqft lot Est $290k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn Key And Move Right In!!!3Bedrooms and 2Bathrooms With a Mother In Law Suite, Completely Remolded Nice Size Front And Back Yard. Run Don't Walk To See This Home It Will Sell Fast!!!

Key facts

• 6,800 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (30.7% below list).
• Recommended offer: $156k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.3% in Tulare — 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 58/100 on livability (#701 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: commute C-, employment D+, schools D-.
• Tulare Joint Union High (suburban): math 18% / reading 52% proficiency, ranked #280 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 352 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,932 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 0.69% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $289,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 N F St	0.27mi	3/2.0 (+1)	1,156 (+1%)	2mo	$320,000	$277	74
624 N N Pl	0.70mi	3/1.0 (+1)	1,192 (+5%)	1mo	$302,000	$253	54
129 S C St	0.56mi	2/1.0	1,283 (+12%)	2mo	$264,000	$206	51
539 N M St	0.57mi	3/1.0 (+1)	1,056 (-7%)	6mo	$265,000	$251	51
892 W Madalyn Ave	0.34mi	3/2.0 (+1)	1,008 (-12%)	7mo	$320,000	$317	50
501 N California Ct	0.44mi	3/1.8 (+1)	1,032 (-10%)	8mo	$300,000	$291	48
522 N Dickran Dr	0.52mi	3/1.0 (+1)	1,044 (-8%)	12mo	$250,000	$239	47
533 Huntington Ct	0.54mi	3/2.0 (+1)	1,188 (+4%)	14mo	$310,000	$261	47
923 N H St	0.41mi	3/2.0 (+1)	1,259 (+10%)	12mo	$290,000	$230	44
563 N O Street St	0.70mi	2/1.0	984 (-14%)	4mo	$250,000	$254	42
1248 W Pleasant Ave	0.72mi	3/2.0 (+1)	1,248 (+10%)	14mo	$317,000	$254	30
890 Belmont St	0.74mi	3/2.0 (+1)	1,270 (+11%)	13mo	$320,000	$252	26

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.15×
• Total profit: $-53,767
• Equity at exit: $33,547

10-year hold

• IRR: -22.3%
• Equity multiple: -0.12×
• Total profit: $-70,582
• Equity at exit: $19,453

Cash invested: $62,999 (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 93274

• Rents YoY: 2.7%
• Active inventory: 352
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-263

Break-even live

Break-even rent $1,893

Max offer price $178,456

Occupancy floor —

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: $56,249
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 W Oakland Ave Unit d Tulare, CA	1.0	1.0	800	$875	$1.09	14d	1	0.35mi
1136 W Damron Ave Tulare, CA	3.0	2.0	1200	$2,000	$1.67	14d	1	0.60mi
1255 N H St Tulare, CA	2.0	1.0	700	$1,250	$1.79	14d	1	0.85mi
606 Auburn St Tulare, CA	3.0	1.0	1166	$1,800	$1.54	21d	1	0.90mi
648 Auburn St Tulare, CA	2.0	1.0	1000	$1,400	$1.40	21d	1	0.94mi
955 S K St Tulare, CA	1.0	1.0	1000	$850	$0.85	21d	1	1.22mi
656 E Prosperity Ave Tulare, CA	2.0	1.0	873	$1,500	$1.72	14d	2	1.25mi
1919 N Oaks St Tulare, CA	3.0	3.0	1380	$2,325	$1.68	14d	1	1.29mi

Listing history 10 events

1. 2022-04-26
   historical
2. 2022-03-23
   listed $224,995
3. 2021-03-31
   soldstatus $225,000 186-char remark

   Show marketing remark (186 chars)

   Turn Key And Move Right In!!!3Bedrooms and 2Bathrooms With a Mother In Law Suite, Completely Remolded Nice Size Front And Back Yard. Run Don't Walk To See This Home It Will Sell Fast!!!

4. 2021-03-12
   soldstatus $225,000
5. 2021-02-01
   listed $224,995 186-char remark

   Show marketing remark (186 chars)

   Turn Key And Move Right In!!!3Bedrooms and 2Bathrooms With a Mother In Law Suite, Completely Remolded Nice Size Front And Back Yard. Run Don't Walk To See This Home It Will Sell Fast!!!

6. 2020-09-01
   soldstatus $145,000
7. 2020-08-31
   soldstatus $145,000 69-char remark

   Show marketing remark (69 chars)

   2 bed 1 bath on a corner lot. Good for a 1st time buyer or investor.

8. 2007-04-13
   soldstatus $179,000
9. 2002-01-29
   soldstatus $74,000
10. 1997-08-19
    soldstatus $68,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,660 · $222/mo
• Projected year-2 tax: $2,660 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,712
• − Mortgage interest: −$12,603
• − Property taxes: −$2,660
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$6,545
• Taxable loss: −$7,216
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $-1,430/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: Tulare Joint Union High
• NCES district ID: 0639930
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,858
• Composite: 29.91/100
• National rank: #6384
• State rank: #280 of 517 in CA

Livability — Tulare

• Score: 58/100
• State rank: #701
• US rank: #21185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulare, CA
• County: Tulare County · 323,826 people
• City population: 80,026
• Metro: Visalia, CA
• Population (ZIP): 80,026
• Household income: $72,650
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 2393.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% White 29% Two or more races 24% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Russian 7% Iranian 1% Italian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 42% Other Indo-European 3% 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: ▼ -402.03%
• Current HPI: 316.0806
• Rent YoY: ▲ 2.67%
• 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

+228.5% since first listed

10 events — show timeline

• 2022-04-26 Delisted — TCMLS
• 2022-03-23 Listed $224,995 TCMLS
• 2021-03-31 Sold (MLS) $225,000 GEMLS
• 2021-03-12 Sold (Public Records) $225,000 Public Records
• 2021-02-01 Listed $224,995 GEMLS
• 2020-09-01 Sold (Public Records) $145,000 Public Records
• 2020-08-31 Sold (MLS) $145,000 TCMLS
• 2007-04-13 Sold (Public Records) $179,000 Public Records
• 2002-01-29 Sold (Public Records) $74,000 Public Records
• 1997-08-19 Sold (Public Records) $68,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,660 · +0.3% YoY. Source: county tax records.