100 S Westwood St #20 · Porterville, CA 93257

$79,900

2 bd · 2.0 ba · 1,200 sqft · Land · 45 Days on market

Built 2014 ↓ 22% 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 +3.5/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained home offering great curb appeal with mature landscaping, low-maintenance rock accents, and a covered carport for added convenience. The inviting front entry features a ramp for easy access, making this property both functional and welcoming. Inside, you'll find a comfortable and thoughtfully laid-out floor plan featuring 2 bedrooms plus a versatile den that can easily serve as a home office or potential third bedroom. The kitchen offers ample cabinetry and counter space, along with included appliances such as the refrigerator, washer, and dryer—adding immediate value. Additional upgrades include a newer A/C unit (approximately 7 years old) and a recently installed thermostat for added efficiency and comfort. Enjoy outdoor living with nearby green space and a community-style setting that offers room to relax and unwind. This home is equipped with a VA-approved electric lift for accessibility, along with a well-built wheelchair ramp at the rear entrance. With a highly motivated seller and multiple included features, this is a fantastic opportunity you won't want to miss—schedule your private showing today!

Key facts

• Parking
• Community pool
• Built 2014

Property features AI

Finance

• Other: Manager approval required
• HOA & community: Located in a senior community; Park name: Westwood Village; Community features include a park

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public sewer; Public/district water; Electricity connected
• Home design: Mobile home located in a park; Single-story; Mobile home dimensions approximately 23 ft wide by 52 ft long; Mobile home remains on site
• Construction: Asphalt roof
• Exterior features: Community pool; Wood skirt

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: One-level living; Single entry at ground level
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.7% in Porterville — 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 60/100 on livability (#561 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, commute A-; Watch: crime C-, cost of living D+, amenities F.
• Burton Elementary (urban): math 31% / reading 42% proficiency, ranked #805 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Burton Elementary (493 students, 80% FRL); Burton Middle (548 students, 71% FRL) — zoned schools average 75% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $552 of loan paydown is wiped out by about $2k 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 + 4.1% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.61% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.99×
• Total profit: $22,040
• Equity at exit: $11,913

10-year hold

• IRR: 32.2%
• Equity multiple: 4.05×
• Total profit: $68,273
• Equity at exit: $6,908

Cash invested: $22,372 (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 93257

• Rents YoY: 4.1%
• Active inventory: 325
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $528

Break-even live

Break-even rent $622

Max offer price $79,900

Occupancy floor 54%

Sensitivity live

Price	-10% $573	-5% $550	+0% $528	+5% $505	+10% $482
Rent	-10% $426	-5% $477	+0% $528	+5% $579	+10% $629
Rate	-1.0pp $568	-0.5pp $548	base $528	+0.5pp $507	+1.0pp $486

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1776 W Olive Ave Apt 8 Porterville, CA	2.0	1.0	710	$1,150	$1.62	15d	1	0.72mi
1711 W Henderson Ave Porterville, CA	1.0–2.0	1.0–2.0	889	$1,700	$1.91	15d	1	1.27mi

Listing history 27 events

1. 2026-06-21
   days on market $79,900 Active 45 DOM
2. 2026-06-18
   days on market $79,900 Active 42 DOM
3. 2026-06-17
   days on market $79,900 Active 41 DOM
4. 2026-06-16
   days on market $79,900 Active 40 DOM
5. 2026-06-15
   days on market $79,900 Active 39 DOM
6. 2026-06-14
   days on market $79,900 Active 37 DOM
7. 2026-06-13
   days on market $79,900 Active 36 DOM
8. 2026-06-10
   days on market $79,900 Active 34 DOM
9. 2026-06-09
   days on market $79,900 Active 33 DOM
10. 2026-06-08
    days on market $79,900 Active 32 DOM
11. 2026-06-07
    days on market $79,900 Active 31 DOM
12. 2026-06-05
    days on market $79,900 Active 28 DOM
13. 2026-06-03
    days on market $79,900 Active 27 DOM
14. 2026-06-02
    days on market $79,900 Active 26 DOM
15. 2026-06-01
    days on market $79,900 Active 25 DOM
16. 2026-05-31
    days on market $79,900 Active 24 DOM
17. 2026-05-30
    days on market $79,900 Active 23 DOM
18. 2026-05-07
    listed $85,000 Active

    Show marketing remark (1165 chars)

    Welcome to this well-maintained home offering great curb appeal with mature landscaping, low-maintenance rock accents, and a covered carport for added convenience. The inviting front entry features a ramp for easy access, making this property both functional and welcoming. Inside, you'll find a comfortable and thoughtfully laid-out floor plan featuring 2 bedrooms plus a versatile den that can easily serve as a home office or potential third bedroom. The kitchen offers ample cabinetry and counter space, along with included appliances such as the refrigerator, washer, and dryer—adding immediate value. Additional upgrades include a newer A/C unit (approximately 7 years old) and a recently installed thermostat for added efficiency and comfort. Enjoy outdoor living with nearby green space and a community-style setting that offers room to relax and unwind. This home is equipped with a VA-approved electric lift for accessibility, along with a well-built wheelchair ramp at the rear entrance. With a highly motivated seller and multiple included features, this is a fantastic opportunity you won't want to miss—schedule your private showing today!

19. 2026-05-07
    listed $85,000 Active 1165-char remark

    Show marketing remark (1165 chars)

    Welcome to this well-maintained home offering great curb appeal with mature landscaping, low-maintenance rock accents, and a covered carport for added convenience. The inviting front entry features a ramp for easy access, making this property both functional and welcoming. Inside, you'll find a comfortable and thoughtfully laid-out floor plan featuring 2 bedrooms plus a versatile den that can easily serve as a home office or potential third bedroom. The kitchen offers ample cabinetry and counter space, along with included appliances such as the refrigerator, washer, and dryer—adding immediate value. Additional upgrades include a newer A/C unit (approximately 7 years old) and a recently installed thermostat for added efficiency and comfort. Enjoy outdoor living with nearby green space and a community-style setting that offers room to relax and unwind. This home is equipped with a VA-approved electric lift for accessibility, along with a well-built wheelchair ramp at the rear entrance. With a highly motivated seller and multiple included features, this is a fantastic opportunity you won't want to miss—schedule your private showing today!

20. 2025-09-25
    price $87,900
21. 2025-09-12
    listed $89,700 Active
22. 2025-02-22
    price $90,000
23. 2024-12-14
    listed $99,500 Active
24. 2024-05-14
    soldstatus $109,000 Closed
25. 2024-04-05
    status Pending
26. 2024-03-21
    historical Active Under Contract
27. 2024-02-22
    listed $109,000 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: $472 · $39/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$135/yr (+$11/mo · 28.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,481
• − Mortgage interest: −$4,476
• − Property taxes: −$472
• − Insurance: −$400
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,324
• Taxable income: $5,333
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $5,051/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: Burton Elementary
• NCES district ID: 0606570
• Math proficiency: 31% ▲ 4.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $57,171
• Composite: 34.83/100
• National rank: #10012
• State rank: #805 of 1400 in CA

Livability — Porterville

• Score: 60/100
• State rank: #561
• US rank: #18537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porterville, CA
• County: Tulare County · 323,826 people
• City population: 80,467
• Metro: Visalia, CA
• Population (ZIP): 80,467
• Household income: $59,704
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3028.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 23% White 21% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Iranian 1%
• Foreign-born: 26% · Canada
• Languages at home: 45% English-only · Spanish 52% Tagalog/Filipino 1% Arabic 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: ▼ -375.52%
• Current HPI: 362.656
• Rent YoY: ▲ 4.07%
• 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

-22.0% since first listed

10 events — show timeline

• 2026-05-07 Listed $85,000 TCMLS
• 2026-05-07 Listed $85,000 CRMLS
• 2025-09-25 Price Changed $87,900 FRESNOMLS
• 2025-09-12 Listed $89,700 FRESNOMLS
• 2025-02-22 Price Changed $90,000 TCMLS
• 2024-12-14 Listed $99,500 TCMLS
• 2024-05-14 Sold (MLS) $109,000 TCMLS
• 2024-04-05 Pending — TCMLS
• 2024-03-21 Contingent — TCMLS
• 2024-02-22 Listed $109,000 TCMLS

Property tax history

-1.4%/yr

Latest (2021): $472 · -0.3% YoY. Source: county tax records.