415 N Akers St · Visalia, CA 93291

$109,500

3 bd · 2.0 ba · 1,392 sqft · Land · 54 Days on market

Built 1978 $79/sqft · 61% above area

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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 +3.6/5.0
• 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

Welcome to this beautifully remodeled 3-bedroom, 2-bathroom mobile home located in the desirable Royal Oaks Mobile Home Park, a peaceful 55+ community. This home boasts a bright, modern design with abundant natural light from brand-new windows and fresh paint inside and out. Enjoy new flooring, updated appliances, and a spacious living room perfect for relaxing. Plus, the home features central A/C and a wonderful covered patio—ideal for enjoying your morning coffee or evening breeze. With its modern updates and prime location, this move-in-ready home is a true gem!

Key facts

• Community pool
• Built 1978
• Listed 54 days

Property features AI

Finance

• HOA & community: Located in a senior community; Home is in a mobile home park (Royal Oaks)

Exterior

• Parking: Attached carport
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected and available; Water connected
• Home design: Manufactured in park — double wide manufactured home; Pillar/post/pier foundation
• Construction: Shingle roof; Wood skirting; Model: RYEMB; Mobile home dimensions approximately 24' × 58'
• Exterior features: Covered patio and front porch; Deck; Private and community pool; North-facing

Interior

• Kitchen: Gas oven; Range
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas oven and range; Water heater; Laminate flooring
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 (+3.1%/yr); 552 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); 59% 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).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 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 + 3.1% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y 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

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

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 1.96% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.71%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $67,881
• List price: $109,500
• Delta: 61.31%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.38×
• Total profit: $42,287
• Equity at exit: $16,327

10-year hold

• IRR: 39.8%
• Equity multiple: 4.75×
• Total profit: $114,945
• Equity at exit: $9,468

Cash invested: $30,660 (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 93291

• Rents YoY: 3.1%
• Active inventory: 552
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $938

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 51%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5936 W Oak Ave Visalia, CA	3.0	2.0	1679	$1,950	$1.16	43d	1	0.25mi
5948 W Crowley Ave Visalia, CA	3.0	2.0	1566	$2,270	$1.45	21d	1	0.26mi
537 N Tommy St Visalia, CA	3.0	2.0	1706	$2,995	$1.76	43d	1	0.27mi
4731 W School Ave Visalia, CA	3.0	2.0	1280	$1,900	$1.48	43d	1	0.52mi
201 N Bollinger St Visalia, CA	3.0	2.0	1194	$1,995	$1.67	43d	1	0.70mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	43d	1	0.75mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	43d	1	0.88mi
4401 W Goshen Ave Visalia, CA	2.0	2.0	996	$1,695	$1.70	13d	2	0.88mi
4230 W Grove Ct Visalia, CA	3.0	2.0	1734	$2,300	$1.33	21d	1	0.89mi
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	21d	1	0.93mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	1.19mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	43d	1	1.24mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	1.24mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	43d	1	1.24mi
6710 W Doe Ave Visalia, CA	1.0–2.0	1.0–2.0	1017	$2,195	$2.16	2d	4	1.26mi
4018 W Elowin Ct Visalia, CA	3.0	2.0	1290	$2,095	$1.62	43d	1	1.28mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	21d	1	1.28mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	43d	1	1.28mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	43d	1	1.28mi
1849 S Noyes St Visalia, CA	3.0	2.0	1497	$2,250	$1.50	43d	1	1.38mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	13d	1	1.47mi
1212 S Demaree St Visalia, CA	4.0	2.0	1644	$2,500	$1.52	43d	1	1.47mi

Listing history 45 events

1. 2026-06-18
   days on market $109,500 Active 54 DOM
2. 2026-06-17
   days on market $109,500 Active 53 DOM
3. 2026-06-16
   days on market $109,500 Active 52 DOM
4. 2026-06-15
   days on market $109,500 Active 51 DOM
5. 2026-06-14
   days on market $109,500 Active 49 DOM
6. 2026-06-13
   days on market $109,500 Active 48 DOM
7. 2026-06-10
   days on market $109,500 Active 46 DOM
8. 2026-06-09
   days on market $109,500 Active 45 DOM
9. 2026-06-08
   days on market $109,500 Active 44 DOM
10. 2026-06-07
    days on market $109,500 Active 43 DOM
11. 2026-06-05
    pricedays on market $109,500 Active 40 DOM
12. 2026-06-03
    days on market $111,500 Active 39 DOM
13. 2026-06-02
    days on market $111,500 Active 38 DOM
14. 2026-06-01
    days on market $111,500 Active 37 DOM
15. 2026-05-31
    days on market $111,500 Active 36 DOM
16. 2026-05-30
    days on market $111,500 Active 35 DOM
17. 2026-05-15
    price $111,500 674-char remark
18. 2026-05-01
    price $112,500 674-char remark
19. 2026-04-24
    listed $113,500 Active 674-char remark
20. 2026-03-27
    listed $149,900 Active 577-char remark

    Show marketing remark (577 chars)

    Welcome to this beautifully remodeled 3-bedroom, 2-bathroom mobile home located in the desirable Royal Oaks Mobile Home Park, a peaceful 55+ community. This home boasts a bright, modern design with abundant natural light from brand-new windows and fresh paint inside and out. Enjoy new flooring, updated appliances, and a spacious living room perfect for relaxing. Plus, the home features central A/C and a wonderful covered patio—ideal for enjoying your morning coffee or evening breeze. With its modern updates and prime location, this move-in-ready home is a true gem!

21. 2025-07-28
    price $90,000
22. 2025-06-25
    price $95,000
23. 2025-01-07
    listed $79,000 Active
24. 2024-09-26
    historical $1,500
25. 2024-08-26
    listed $1,500
26. 2024-06-11
    price $126,000
27. 2024-05-16
    price $136,000
28. 2024-04-26
    soldstatus $135,000 Closed
29. 2024-03-24
    price $139,000
30. 2024-03-05
    price $138,500
31. 2024-02-28
    price $154,000
32. 2024-02-20
    listed $164,000 Active
33. 2024-02-19
    price $149,000
34. 2024-02-19
    price $150,000
35. 2024-02-09
    listed $154,000 Active
36. 2023-06-15
    soldstatus $69,999 Closed
37. 2023-05-16
    status Active
38. 2023-05-12
    status Active
39. 2023-04-19
    listed $69,999 Active
40. 2022-09-24
    price $57,900
41. 2022-07-28
    listed $59,900 Active
42. 2020-02-01
    soldstatus $34,900
43. 2019-07-11
    soldstatus $45,000
44. 2018-09-28
    soldstatus $25,000
45. 2018-07-24
    listed $28,000

ⓘ 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 6/10 Major FEMA zone X · 80% chance over 30 yrs
• 🔥 Wildfire 1/10 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 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,742
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$3,185
• Taxable income: $10,114
• Est. tax owed @ 24.0%: −$2,427
• After-tax cash flow: $8,828/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): 63,568
• Household income: $82,610
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1764.0

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 53% White 34% Two or more races 17% Asian 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Russian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 58% English-only · Spanish 36% Other Asian/Pacific 3% Other Indo-European 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: ▼ -204.95%
• Current HPI: 329.0192
• Rent YoY: ▲ 3.12%
• 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

+291.1% since first listed

30 events — show timeline

• 2026-06-04 Price Changed $109,500 TCMLS
• 2026-05-15 Price Changed $111,500 TCMLS
• 2026-05-01 Price Changed $112,500 TCMLS
• 2026-04-24 Listed $113,500 TCMLS
• 2026-03-27 Listed $149,900 TCMLS
• 2025-07-28 Price Changed $90,000 TCMLS
• 2025-06-25 Price Changed $95,000 TCMLS
• 2025-01-07 Listed $79,000 TCMLS
• 2024-09-26 Rental Removed $1,500 RENT.
• 2024-08-26 Listed for Rent $1,500 RENT.
• 2024-06-11 Price Changed $126,000 KCBOR
• 2024-05-16 Price Changed $136,000 KCBOR
• 2024-04-26 Sold (MLS) $135,000 KCBOR
• 2024-03-24 Price Changed $139,000 KCBOR
• 2024-03-05 Price Changed $138,500 KCBOR
• 2024-02-28 Price Changed $154,000 KCBOR
• 2024-02-20 Listed $164,000 KCBOR
• 2024-02-19 Price Changed $149,000 KCBOR
• 2024-02-19 Price Changed $150,000 KCBOR
• 2024-02-09 Listed $154,000 KCBOR
• 2023-06-15 Sold (MLS) $69,999 KCBOR
• 2023-05-16 Relisted — KCBOR
• 2023-05-12 Relisted — KCBOR
• 2023-04-19 Listed $69,999 KCBOR
• 2022-09-24 Price Changed $57,900 TCMLS
• 2022-07-28 Listed $59,900 TCMLS
• 2020-02-01 Sold (MLS) $34,900 TCMLS
• 2019-07-11 Sold (MLS) $45,000 TCMLS
• 2018-09-28 Sold (MLS) $25,000 TCMLS
• 2018-07-24 Listed $28,000 TCMLS

Property tax history

+70.2%/yr

Latest (2025): $45,038 · +2.8% YoY. Source: county tax records.