860 E Grangeville SP 92 Blvd · Hanford, CA 93230

$149,900

3 bd · 2.0 ba · 1,248 sqft · Land · 2 Days on market

Built 2009 11 ac lot $700/mo HOA · 34% of rent

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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).

• Cash flow +9.3/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Mobilehome needs YOU! It is a 3BR, 2BA with Central Heat & Air; Updates 2005 including Roof! Washer, Dryer & Refrigerator Stay! Shed, Tandem Parking + Adjacent Guest Parking! Well Maintained with Tile & Carpet Floors! Home just reduced to $36,000, fell out of escrow, repairs done!

Key facts

• Ample cabinet space
• Walk in closet
• Private bathroom

Tags

• SPACIOUS LIVING ROOM
• AMPLE CABINET SPACE
• WALK IN PANTRY
• INDOOR LAUNDRY ROOM
• WALK IN CLOSET
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $150k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.5% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $134k (10.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.9% in Hanford — 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 75/100 on livability (#121 in CA, #4,255 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: crime D+, health & safety D+, cost of living F.
• Hanford Joint Union High (urban): math 20% / reading 58% proficiency, ranked #765 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 430 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).
• This rent runs 33% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 48 sale attempts since 13y ago; this cycle's ask is 316% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $34k; list at $150k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $134,155 (10.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-31,028
• Equity at exit: $22,351

10-year hold

• IRR: -14.5%
• Equity multiple: 0.16×
• Total profit: $-35,170
• Equity at exit: $12,961

Cash invested: $41,972 (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 93230

• Rents YoY: 2.9%
• Active inventory: 430
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$700
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-109

Break-even live

Break-even rent $2,197

Max offer price $134,155

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
SAND CYN Outside Area (Inside Ca), CA	2.0–3.0	2.0	949	$2,809	$2.96	14d	3	0.21mi
1823 N 10th Ave Unit 1819 Hanford, CA	2.0	1.0	900	$1,450	$1.61	14d	1	0.27mi
1819 N 10th Ave Hanford, CA	2.0	1.0	900	$1,450	$1.61	14d	1	0.29mi
2144 Beechwood Ct Hanford, CA	3.0	2.0	1466	$1,950	$1.33	14d	1	0.52mi
2403 Cherrywood Ct Hanford, CA	4.0	2.0	1311	$2,450	$1.87	14d	1	0.79mi
2337 N 10th Ave Hanford, CA	3.0	2.0	1248	$1,795	$1.44	14d	1	0.80mi
1373 Van Ct Hanford, CA	3.0	2.0	1236	$1,900	$1.54	21d	1	0.85mi
201 E 11th St Unit C Hanford, CA	2.0	1.0	700	$1,295	$1.85	21d	1	1.13mi
630 Neville St Hanford, CA	2.0	1.0	1399	$1,550	$1.11	21d	1	1.29mi
1920 N 11th Ave Hanford, CA	3.0	2.0	1500	$1,650	$1.10	21d	1	1.32mi
412 Ford St Unit 2 Hanford, CA	2.0	1.0	725	$1,150	$1.59	21d	1	1.48mi

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 50 events

1. 2026-06-19
   days on market $149,900 Active 2 DOM
2. 2026-06-17
   pricestatusdays on marketlisting id $149,900 Active 1 DOM
3. 2019-07-26
   soldstatus $34,000 298-char remark

   Show marketing remark (304 chars)

   This Mobilehome needs YOU! It is a 3BR, 2BA with Central Heat & Air; Updates 2005 including Roof! Washer, Dryer & Refrigerator Stay! Shed, Tandem Parking + Adjacent Guest Parking! Well Maintained with Tile & Carpet Floors! Home just reduced to $36,000, fell out of escrow, repairs done!

4. 2019-07-26
   soldstatus $34,000 304-char remark

   Show marketing remark (304 chars)

   This Mobilehome needs YOU! It is a 3BR, 2BA with Central Heat & Air; Updates 2005 including Roof! Washer, Dryer & Refrigerator Stay! Shed, Tandem Parking + Adjacent Guest Parking! Well Maintained with Tile & Carpet Floors! Home just reduced to $36,000, fell out of escrow, repairs done!

5. 2018-09-19
   listed $36,000 298-char remark

   Show marketing remark (304 chars)

   This Mobilehome needs YOU! It is a 3BR, 2BA with Central Heat & Air; Updates 2005 including Roof! Washer, Dryer & Refrigerator Stay! Shed, Tandem Parking + Adjacent Guest Parking! Well Maintained with Tile & Carpet Floors! Home just reduced to $36,000, fell out of escrow, repairs done!

6. 2018-09-19
   listed $36,000 304-char remark

   Show marketing remark (304 chars)

   This Mobilehome needs YOU! It is a 3BR, 2BA with Central Heat & Air; Updates 2005 including Roof! Washer, Dryer & Refrigerator Stay! Shed, Tandem Parking + Adjacent Guest Parking! Well Maintained with Tile & Carpet Floors! Home just reduced to $36,000, fell out of escrow, repairs done!

7. 2018-09-14
   soldstatus $31,000
8. 2018-09-13
   soldstatus $21,000
9. 2018-09-13
   soldstatus $21,000
10. 2018-08-21
    listed $38,000
11. 2018-07-23
    listed $38,000
12. 2018-06-22
    soldstatus $32,000
13. 2018-06-15
    soldstatus $65,000
14. 2018-05-16
    listed $31,000
15. 2018-04-18
    listed $32,000
16. 2017-12-06
    listed $59,500
17. 2017-12-01
    listed $65,000
18. 2017-09-13
    listed $78,000
19. 2017-08-29
    soldstatus $52,000
20. 2017-08-07
    soldstatus $28,500
21. 2017-08-07
    soldstatus $35,000
22. 2017-07-31
    soldstatus $45,000
23. 2017-07-14
    listed $33,000
24. 2017-06-22
    listed $55,000
25. 2017-06-19
    soldstatus $50,000
26. 2017-06-02
    listed $30,000
27. 2017-05-13
    listed $39,000
28. 2017-05-13
    listed $48,000
29. 2017-05-11
    soldstatus $42,500
30. 2017-01-12
    soldstatus $18,000
31. 2016-12-08
    soldstatus $74,500
32. 2016-11-09
    listed $43,500
33. 2016-10-27
    soldstatus $29,000
34. 2016-09-19
    listed $48,000
35. 2016-09-15
    soldstatus $55,000
36. 2016-09-13
    soldstatus $10,500
37. 2016-08-31
    soldstatus $11,500
38. 2016-08-13
    listed $29,000
39. 2016-07-27
    listed $58,000
40. 2016-07-02
    listed $22,000
41. 2016-07-01
    listed $74,500
42. 2016-06-28
    listed $35,000
43. 2016-06-28
    listed $35,000
44. 2016-06-23
    soldstatus $16,500
45. 2016-06-18
    listed $55,000
46. 2016-06-13
    soldstatus $57,900
47. 2016-05-31
    listed $60,000
48. 2016-05-21
    listed $13,000
49. 2016-05-03
    listed $14,000
50. 2016-03-30
    listed $59,900

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 49 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,716
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$8,400
• − Depreciation: −$4,361
• Taxable loss: −$3,394
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $-491/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: Hanford Joint Union High
• NCES district ID: 0616500
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $47,265
• Composite: 35.8/100
• National rank: #9626
• State rank: #765 of 1400 in CA

Livability — Hanford

• Score: 75/100
• State rank: #121
• US rank: #4255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanford, CA
• County: Kings County · 107,655 people
• City population: 69,684
• Metro: Hanford-Corcoran, CA
• Population (ZIP): 69,684
• Household income: $76,023
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 2081.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 147,136 people
• By 2030: 145,623 · -1.0%
• By 2040: 146,017 · -0.8%
• By 2050: 145,239 · -1.3%
• By 2075: 131,479 · -10.6%
• By 2100: 103,967 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 19% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Russian 6% Italian 2% Lithuanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 2%

Political lean MEDSL · Kings

• 2024 margin: Strong R (+23.0) · D 37.4% · R 60.4% · Other 2.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+12.2 2016: R+14.1 2012: R+16.3 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.79%
• Current HPI: 321.3409
• Rent YoY: ▲ 2.87%
• Metro: Hanford-Corcoran, 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

-99.3% since first listed

89 events — show timeline

• 2019-07-26 Sold (MLS) $34,000 KCBOR
• 2019-07-26 Sold (MLS) $34,000 FRESNOMLS
• 2018-09-19 Listed $36,000 FRESNOMLS
• 2018-09-19 Listed $36,000 KCBOR
• 2018-09-14 Sold (MLS) $31,000 KCBOR
• 2018-09-13 Sold (MLS) $21,000 KCBOR
• 2018-09-13 Sold (MLS) $21,000 FRESNOMLS
• 2018-08-21 Listed $38,000 FRESNOMLS
• 2018-07-23 Listed $38,000 KCBOR
• 2018-06-22 Sold (MLS) $32,000 KCBOR
• 2018-06-15 Sold (MLS) $65,000 KCBOR
• 2018-05-16 Listed $31,000 KCBOR
• 2018-04-18 Listed $32,000 KCBOR
• 2017-12-06 Listed $59,500 KCBOR
• 2017-12-01 Listed $65,000 KCBOR
• 2017-09-13 Listed $78,000 KCBOR
• 2017-08-29 Sold (MLS) $52,000 KCBOR
• 2017-08-07 Sold (MLS) $35,000 KCBOR
• 2017-08-07 Sold (MLS) $28,500 KCBOR
• 2017-07-31 Sold (MLS) $45,000 KCBOR
• 2017-07-14 Listed $33,000 KCBOR
• 2017-06-22 Listed $55,000 KCBOR
• 2017-06-19 Sold (MLS) $50,000 KCBOR
• 2017-06-02 Listed $30,000 KCBOR
• 2017-05-13 Listed $48,000 KCBOR
• 2017-05-13 Listed $39,000 KCBOR
• 2017-05-11 Sold (MLS) $42,500 KCBOR
• 2017-01-12 Sold (MLS) $18,000 KCBOR
• 2016-12-08 Sold (MLS) $74,500 KCBOR
• 2016-11-09 Listed $43,500 KCBOR
• 2016-10-27 Sold (MLS) $29,000 KCBOR
• 2016-09-19 Listed $48,000 KCBOR
• 2016-09-15 Sold (MLS) $55,000 KCBOR
• 2016-09-13 Sold (MLS) $10,500 KCBOR
• 2016-08-31 Sold (MLS) $11,500 KCBOR
• 2016-08-13 Listed $29,000 KCBOR
• 2016-07-27 Listed $58,000 KCBOR
• 2016-07-02 Listed $22,000 KCBOR
• 2016-07-01 Listed $74,500 KCBOR
• 2016-06-28 Listed $35,000 KCBOR
• 2016-06-28 Listed $35,000 KCBOR
• 2016-06-23 Sold (MLS) $16,500 KCBOR
• 2016-06-18 Listed $55,000 KCBOR
• 2016-06-13 Sold (MLS) $57,900 KCBOR
• 2016-05-31 Listed $60,000 KCBOR
• 2016-05-21 Listed $13,000 KCBOR
• 2016-05-03 Listed $14,000 KCBOR
• 2016-03-30 Listed $59,900 KCBOR
• 2015-12-21 Sold (MLS) $16,000 KCBOR
• 2015-11-17 Listed $43,500 KCBOR
• 2015-11-16 Sold (MLS) $37,000 KCBOR
• 2015-11-13 Sold (MLS) $42,000 KCBOR
• 2015-11-12 Sold (MLS) $17,500 KCBOR
• 2015-10-17 Listed $20,000 KCBOR
• 2015-10-16 Listed $19,900 KCBOR
• 2015-10-12 Listed $22,400 KCBOR
• 2015-10-09 Sold (MLS) $76,400 KCBOR
• 2015-09-30 Listed $16,000 KCBOR
• 2015-09-21 Sold (MLS) $25,000 KCBOR
• 2015-09-09 Sold (MLS) $14,000 KCBOR
• 2015-08-21 Listed $82,900 KCBOR
• 2015-08-20 Sold (MLS) $20,000 KCBOR
• 2015-08-08 Listed $65,000 KCBOR
• 2015-08-04 Sold (MLS) $7,500 KCBOR
• 2015-07-23 Listed $19,900 KCBOR
• 2015-07-23 Sold (MLS) $46,000 KCBOR
• 2015-07-01 Sold (MLS) $23,500 KCBOR
• 2015-06-29 Listed $27,000 KCBOR
• 2015-05-27 Listed $25,000 KCBOR
• 2015-05-07 Listed $10,000 KCBOR
• 2015-04-13 Listed $25,000 KCBOR
• 2015-03-06 Sold (MLS) $22,500 KCBOR
• 2015-03-04 Listed $47,000 KCBOR
• 2015-02-20 Sold (MLS) $68,500 KCBOR
• 2015-02-13 Listed $48,000 KCBOR
• 2015-02-12 Listed $51,000 KCBOR
• 2015-02-10 Listed $29,000 KCBOR
• 2015-01-06 Listed $43,500 KCBOR
• 2014-12-16 Sold (MLS) $61,500 KCBOR
• 2014-11-18 Listed $68,950 KCBOR
• 2014-09-30 Sold (MLS) $16,000 KCBOR
• 2014-03-17 Listed $62,950 KCBOR
• 2014-02-21 Sold (MLS) $15,000 KCBOR
• 2014-01-15 Sold (MLS) $5,000 KCBOR
• 2014-01-08 Listed $16,000 KCBOR
• 2013-09-25 Listed $18,000 KCBOR
• 2013-08-08 Sold (MLS) $14,000 KCBOR
• 2008-10-10 Sold (Public Records) $11,060,000 Public Records
• 2002-09-19 Sold (Public Records) $5,100,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $56,503 · +9.0% YoY. Source: county tax records.