820 S Chinowth St Unit sp93 · Visalia, CA 93277

$89,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 245 Days on market

Built 1995 Good condition $62/sqft · 21% above area Est $74k · 21% over ↓ 25% since listing

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Why this score? — see what drove the C+ 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
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is it! As soon as you walk inside you won't know this is a manufactured home! Built by Skyline, it features 6" side walls made of sheetrock with tape and texture finish, Cathedral ceilings with a dormer window treatment in the living room and high celling's through out. All painting has been completed in the last 5 years, along with new counter tops and flooring. , Roof and A/C just 1 year old. This is a Sr. Park for 55 and older families, and features a lovely pool, Clubhouse with TV, pool table, kitchen and exercise equipment to keep you in good shape. It is located near restaurants, shopping and access to the 198 freeway! Did I mention Once you buy it, you can move it! That's right, If you want change where you live , just move your house! No shopping for a new one or applying for a new loan. Keep your same interest rate and just pick a new lot or acre in the country! NOw that's a perk. A must see, Call for your appointment today to tour this lovely home!

Key facts

• Community pool
• Built 1995
• Listed 245 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
6. 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.
7. 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: 1.93% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.66%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $74,347
• List price: $89,900
• Delta: 20.92%
• Verdict: OVERPRICED
• Comps: 16 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 S Chinowth St Unit sp93	0.00mi	3/2.0	1,456 (0%)	0mo	$85,900	$59	100

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.34×
• Total profit: $33,666
• Equity at exit: $13,404

10-year hold

• IRR: 39.0%
• Equity multiple: 4.70×
• Total profit: $93,088
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $748

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $810	-5% $779	+0% $748	+5% $717	+10% $686
Rent	-10% $611	-5% $680	+0% $748	+5% $817	+10% $885
Rate	-1.0pp $793	-0.5pp $771	base $748	+0.5pp $725	+1.0pp $701

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	22d	1	0.06mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	22d	1	0.11mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	0.11mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	0.11mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	22d	1	0.20mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	44d	1	0.20mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	44d	1	0.20mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	44d	1	0.26mi
1212 S Demaree St Visalia, CA	4.0	2.0	1644	$2,500	$1.52	44d	1	0.33mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	14d	1	0.44mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	44d	1	0.50mi
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	22d	1	0.60mi
201 N Bollinger St Visalia, CA	3.0	2.0	1194	$1,995	$1.67	44d	1	0.61mi
1927 S Julieann Ct Visalia, CA	3.0	2.0	1671	$2,000	$1.20	22d	1	0.69mi
1849 S Noyes St Visalia, CA	3.0	2.0	1497	$2,250	$1.50	44d	1	0.74mi
4731 W School Ave Visalia, CA	3.0	2.0	1280	$1,900	$1.48	44d	1	0.77mi
3133 W Mill Creek Dr Visalia, CA	3.0	2.0	1753	$2,250	$1.28	44d	1	0.78mi
4230 W Grove Ct Visalia, CA	3.0	2.0	1734	$2,300	$1.33	22d	1	0.96mi
1317 S Crowe St Unit A Visalia, CA	2.0	2.0	900	$1,575	$1.75	14d	1	1.11mi
1311 S Crowe St Unit 1323D Visalia, CA	2.0	2.0	900	$1,575	$1.75	22d	1	1.12mi
1311 S Crowe St Unit 1317A Visalia, CA	2.0	2.0	900	$1,575	$1.75	14d	1	1.12mi
1323 S Crowe St Unit D Visalia, CA	2.0	2.0	900	$1,575	$1.75	22d	1	1.13mi
4401 W Goshen Ave Visalia, CA	2.0	2.0	996	$1,695	$1.70	14d	2	1.16mi
3618 W Country Ave Visalia, CA	3.0	2.0	1618	$2,095	$1.29	44d	1	1.16mi
2344 W Walnut Ave Visalia, CA	4.0	3.0	1838	$2,375	$1.29	14d	1	1.25mi
5948 W Crowley Ave Visalia, CA	3.0	2.0	1566	$2,270	$1.45	22d	1	1.35mi
5936 W Oak Ave Visalia, CA	3.0	2.0	1679	$1,950	$1.16	44d	1	1.36mi
537 N Tommy St Visalia, CA	3.0	2.0	1706	$2,995	$1.76	44d	1	1.40mi
4018 W Elowin Ct Visalia, CA	3.0	2.0	1290	$2,095	$1.62	44d	1	1.46mi
2704 W Whitendale Ave Visalia, CA	3.0	2.0	1583	$1,895	$1.20	22d	1	1.47mi
1021 W Payson Ave Visalia, CA	4.0	3.0	1758	$2,595	$1.48	44d	1	1.48mi

Listing history 5 events

1. 2026-04-16
   price $89,900 994-char remark

   Show marketing remark (994 chars)

   This is it! As soon as you walk inside you won't know this is a manufactured home! Built by Skyline, it features 6" side walls made of sheetrock with tape and texture finish, Cathedral ceilings with a dormer window treatment in the living room and high celling's through out. All painting has been completed in the last 5 years, along with new counter tops and flooring. , Roof and A/C just 1 year old. This is a Sr. Park for 55 and older families, and features a lovely pool, Clubhouse with TV, pool table, kitchen and exercise equipment to keep you in good shape. It is located near restaurants, shopping and access to the 198 freeway! Did I mention Once you buy it, you can move it! That's right, If you want change where you live , just move your house! No shopping for a new one or applying for a new loan. Keep your same interest rate and just pick a new lot or acre in the country! NOw that's a perk. A must see, Call for your appointment today to tour this lovely home!

2. 2026-03-13
   price $99,900 994-char remark

   Show marketing remark (994 chars)

   This is it! As soon as you walk inside you won't know this is a manufactured home! Built by Skyline, it features 6" side walls made of sheetrock with tape and texture finish, Cathedral ceilings with a dormer window treatment in the living room and high celling's through out. All painting has been completed in the last 5 years, along with new counter tops and flooring. , Roof and A/C just 1 year old. This is a Sr. Park for 55 and older families, and features a lovely pool, Clubhouse with TV, pool table, kitchen and exercise equipment to keep you in good shape. It is located near restaurants, shopping and access to the 198 freeway! Did I mention Once you buy it, you can move it! That's right, If you want change where you live , just move your house! No shopping for a new one or applying for a new loan. Keep your same interest rate and just pick a new lot or acre in the country! NOw that's a perk. A must see, Call for your appointment today to tour this lovely home!

3. 2026-01-19
   price $110,000 994-char remark

   Show marketing remark (994 chars)

   This is it! As soon as you walk inside you won't know this is a manufactured home! Built by Skyline, it features 6" side walls made of sheetrock with tape and texture finish, Cathedral ceilings with a dormer window treatment in the living room and high celling's through out. All painting has been completed in the last 5 years, along with new counter tops and flooring. , Roof and A/C just 1 year old. This is a Sr. Park for 55 and older families, and features a lovely pool, Clubhouse with TV, pool table, kitchen and exercise equipment to keep you in good shape. It is located near restaurants, shopping and access to the 198 freeway! Did I mention Once you buy it, you can move it! That's right, If you want change where you live , just move your house! No shopping for a new one or applying for a new loan. Keep your same interest rate and just pick a new lot or acre in the country! NOw that's a perk. A must see, Call for your appointment today to tour this lovely home!

4. 2025-11-04
   price $116,400 994-char remark

   Show marketing remark (994 chars)

   This is it! As soon as you walk inside you won't know this is a manufactured home! Built by Skyline, it features 6" side walls made of sheetrock with tape and texture finish, Cathedral ceilings with a dormer window treatment in the living room and high celling's through out. All painting has been completed in the last 5 years, along with new counter tops and flooring. , Roof and A/C just 1 year old. This is a Sr. Park for 55 and older families, and features a lovely pool, Clubhouse with TV, pool table, kitchen and exercise equipment to keep you in good shape. It is located near restaurants, shopping and access to the 198 freeway! Did I mention Once you buy it, you can move it! That's right, If you want change where you live , just move your house! No shopping for a new one or applying for a new loan. Keep your same interest rate and just pick a new lot or acre in the country! NOw that's a perk. A must see, Call for your appointment today to tour this lovely home!

5. 2025-09-23
   listed $119,800 Active 994-char remark

   Show marketing remark (994 chars)

   This is it! As soon as you walk inside you won't know this is a manufactured home! Built by Skyline, it features 6" side walls made of sheetrock with tape and texture finish, Cathedral ceilings with a dormer window treatment in the living room and high celling's through out. All painting has been completed in the last 5 years, along with new counter tops and flooring. , Roof and A/C just 1 year old. This is a Sr. Park for 55 and older families, and features a lovely pool, Clubhouse with TV, pool table, kitchen and exercise equipment to keep you in good shape. It is located near restaurants, shopping and access to the 198 freeway! Did I mention Once you buy it, you can move it! That's right, If you want change where you live , just move your house! No shopping for a new one or applying for a new loan. Keep your same interest rate and just pick a new lot or acre in the country! NOw that's a perk. A must see, Call for your appointment today to tour this lovely home!

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 40 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,801
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$2,615
• Taxable income: $8,024
• Est. tax owed @ 24.0%: −$1,926
• After-tax cash flow: $7,052/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 manufactured home is in good condition with fresh paint and well-maintained landscaping. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Resale Replace countertops — Updated countertops improve kitchen aesthetics and functionality
• Resale Install new flooring — New flooring can significantly increase the home's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Resale Replace countertops — Updated countertops improve kitchen aesthetics and functionality ↑
• Resale Install new flooring — New flooring can significantly increase the home's appeal and value ↑

ⓘ 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: 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

-25.0% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $89,900 TCMLS
• 2026-03-13 Price Changed $99,900 TCMLS
• 2026-01-19 Price Changed $110,000 TCMLS
• 2025-11-04 Price Changed $116,400 TCMLS
• 2025-09-23 Listed $119,800 TCMLS