975 N H St #41 · Tulare, CA 93274

$99,000

3 bd · 2.0 ba · 1,440 sqft · Land · 22 Days on market

Built 1990 ↓ 10% since listing

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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
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bed / 2 bath mobile home in Parkview Mobile Home Estates with great potential. Home features newer cabinets, quartz countertops, laminate flooring, tile showers, newer windows, and a 2 year old roof. While the property needs some TLC, many important updates have already been completed, and it is located in a family-friendly park. Call today for more details or to schedule a showing.

Key facts

• 2 year old roof
• Quartz countertops
• Laminate flooring

Tags

• NEWER CABINETS
• QUARTZ COUNTERTOPS
• LAMINATE FLOORING
• TILE SHOWERS
• NEWER WINDOWS
• 2 YEAR OLD ROOF

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space); Attached carport
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Manufactured in park (manufactured home); Double wide; Single-story; No common walls; Residential zoning; Has a view
• Construction: Vertical siding; Wood siding; Raised foundation; Shingle roof; Manufactured home model: CASA GRANDE (12' x 60')
• Exterior features: Private yard; Storage; Covered patio/side porch

Interior

• Kitchen: Range; Gas range; Free-standing range; Range hood; Dishwasher
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Beamed ceilings; Kitchen island; Open floorplan; Recessed lighting

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% 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+, crime F.
• 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.
• Zoned schools: Heritage Elementary (math 14% / reading 21%, grade F, #1,329 of 1,571 statewide, top 85%, 607 students, 83% FRL); Los Tules Middle (math 12% / reading 35%, grade F, #370 of 498 statewide, top 75%, 664 students, 86% FRL); Tulare Western High (math 18% / reading 56%, grade F, #578 of 1,170 statewide, top 51%, 1,933 students, 78% FRL).
• Market conditions: Rents rising (+2.7%/yr); 355 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/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 $684 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 + 2.7% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 $97,515 (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. 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?
3. 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?
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: 2.16% ✓
• Cap rate: 19.74%
• Cash-on-cash: 48.03%
• DSCR: 3.14
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 2.94×
• Total profit: $53,880
• Equity at exit: $14,761

10-year hold

• IRR: 50.9%
• Equity multiple: 5.87×
• Total profit: $134,891
• Equity at exit: $8,560

Cash invested: $27,720 (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: 355
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$519
• Tax from tax record: −$17 /mo · $210/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $1,109

Break-even live

Break-even rent $732

Max offer price $99,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,166	-5% $1,137	+0% $1,109	+5% $1,081	+10% $935
Rent	-10% $941	-5% $1,025	+0% $1,109	+5% $1,194	+10% $1,278
Rate	-1.0pp $1,159	-0.5pp $1,135	base $1,109	+0.5pp $1,084	+1.0pp $1,058

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1170 N Petaluma St Tulare, CA	3.0	2.0	1547	$2,200	$1.42	22d	1	0.67mi
1136 W Damron Ave Tulare, CA	3.0	2.0	1200	$2,000	$1.67	15d	1	0.67mi
1919 N Oaks St Tulare, CA	3.0	3.0	1380	$2,325	$1.68	15d	1	0.74mi
1927 N Oaks St Tulare, CA	3.0	2.5	1590	$2,050	$1.29	15d	1	0.76mi
1989 N Oaks St Tulare, CA	3.0	2.5	1590	$2,195	$1.38	15d	1	0.79mi
648 Auburn St Tulare, CA	2.0	1.0	1000	$1,400	$1.40	22d	1	0.83mi
606 Auburn St Tulare, CA	3.0	1.0	1166	$1,800	$1.54	22d	1	0.86mi
790 E San Joaquin Ave Unit 790 Tulare, CA	3.0	2.0	1727	$2,395	$1.39	15d	1	1.07mi

Listing history 14 events

1. 2026-06-09
   days on market $99,000 Active 22 DOM
2. 2026-06-08
   days on market $99,000 Active 21 DOM
3. 2026-06-07
   days on market $99,000 Active 20 DOM
4. 2026-06-05
   days on market $99,000 Active 17 DOM
5. 2026-06-03
   days on market $99,000 Active 16 DOM
6. 2026-06-02
   days on market $99,000 Active 15 DOM
7. 2026-06-01
   days on market $99,000 Active 14 DOM
8. 2026-05-31
   days on market $99,000 Active 13 DOM
9. 2026-05-30
   days on market $99,000 Active 12 DOM
10. 2026-05-18
    listed $99,000 Active
11. 2026-04-25
    listed $99,000 Active
12. 2026-04-20
    historical
13. 2026-01-09
    listed $110,000 Active
14. 2026-01-08
    listed $110,000 Active

ⓘ 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: $210 · $17/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$542/yr (+$45/mo · 258.4%)

ⓘ 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 5/10 Major
• 🌡 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: $25,631
• − Mortgage interest: −$5,546
• − Property taxes: −$210
• − Insurance: −$495
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$2,880
• Taxable income: $12,400
• Est. tax owed @ 24.0%: −$2,976
• After-tax cash flow: $10,338/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

-10.0% since first listed

5 events — show timeline

• 2026-05-18 Listed $99,000 TCMLS
• 2026-04-25 Listed $99,000 GEMLS
• 2026-04-20 Listing Removed — CRMLS
• 2026-01-09 Listed $110,000 CRMLS
• 2026-01-08 Listed $110,000 GEMLS

Property tax history

-1.9%/yr

Latest (2021): $210 · -3.6% YoY. Source: county tax records.