3556 N Duke Ave #157 · Fresno, CA 93727

$90,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 47 Days on market

Built 1977 Fair condition $67/sqft · 21% below area Est $113k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks at Country Living Mobile Home Park! This spacious 1,344 sq ft manufactured home is ready for its next chapter. With great bones and a functional layout, this is an excellent opportunity for an investor or a buyer looking to build sweat equity. The generous floor plan offers a large living area, eat-in kitchen with ample cabinetry, covered carport, and established landscaping. Buyer to verify space rent amount and park approval requirements.

Key facts

• Large living area
• Ample cabinetry
• Covered carport

Tags

• SPACIOUS MANUFACTURED HOME
• FUNCTIONAL LAYOUT
• LARGE LIVING AREA
• EAT-IN KITCHEN
• AMPLE CABINETRY
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Manufactured (mobile) home; Single-story
• Construction: Metal siding; Vinyl siding; Metal roof; Wood subfloor; Mobile home (Make: LA Corona)
• Exterior features: One level; Metal roof; Metal and vinyl siding; Wood subfloor foundation; Mobile home on an urban lot; Private in-ground pool within a community

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laundry located inside; Central heating; Central air conditioning
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/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: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 3.7% in Fresno — 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 62/100 on livability (#469 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, employment D+, crime F.
• Clovis Unified (suburban): math 58% / reading 72% proficiency, ranked #152 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Miramonte Elementary (567 students, 80% FRL); Reyburn Intermediate (1,643 students, 58% FRL); Clovis East High (2,768 students, 56% FRL) — zoned schools average 64% FRL vs 32% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 327 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($87k) 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.52% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.87%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $113,241
• List price: $90,000
• Delta: -20.52%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3556 N Duke #165	0.06mi	2/2.0	1,440 (+7%)	2mo	$95,000	$66	83
3556 N Duke #175	0.00mi	2/2.0	1,440 (+7%)	6mo	$115,000	$80	83
3550 N Duke #5	0.11mi	3/2.0 (+1)	1,152 (-14%)	2mo	$128,000	$111	65

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 3.38×
• Total profit: $60,058
• Equity at exit: $13,419

10-year hold

• IRR: 59.3%
• Equity multiple: 6.88×
• Total profit: $148,184
• Equity at exit: $7,782

Cash invested: $25,200 (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 93727

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,173

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,235	-5% $1,204	+0% $1,173	+5% $1,142	+10% $1,111
Rent	-10% $994	-5% $1,083	+0% $1,173	+5% $1,263	+10% $1,353
Rate	-1.0pp $1,219	-0.5pp $1,196	base $1,173	+0.5pp $1,150	+1.0pp $1,126

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3675 Sunnyside Ave Clovis, CA	3.0	2.0	1455	$2,195	$1.51	44d	1	0.13mi
5910 E Robinson Ave Fresno, CA	3.0	1.0	1100	$2,050	$1.86	4d	1	0.24mi
973 Garland Ave Clovis, CA	3.0	2.0	1380	$2,485	$1.80	4d	1	0.42mi
5965 E Shields Ave #177 Fresno, CA	2.0	2.0	1104	$1,550	$1.40	15d	1	0.49mi
1477 Hampton Way Clovis, CA	3.0	1.5	1428	$2,400	$1.68	20d	1	0.60mi
6050 E Princeton Ave Fresno, CA	2.0	2.0	1091	$2,195	$2.01	3d	1	0.74mi
6085 E Hampton Way Fresno, CA	1.0	1.0	1824	$850	$0.47	12d	1	0.81mi
4442 N Manila Ave Fresno, CA	3.0	1.5	1033	$2,150	$2.08	20d	1	1.02mi
2400 N Armstrong Ave Fresno, CA	3.0	3.0	1400	$900	$0.64	44d	1	1.34mi
6102 E Giavanna Ave Fresno, CA	3.0	2.0	1343	$2,600	$1.94	44d	1	1.35mi
2534 Mustang Dr Clovis, CA	3.0	2.5	1512	$2,350	$1.55	4d	1	1.36mi
6446 E Meritage Dr Fresno, CA	3.0	2.5	1652	$4,195	$2.54	44d	1	1.37mi
2519 Ezie Ave Clovis, CA	3.0	2.0	1428	$2,280	$1.60	44d	1	1.38mi
5477 E Indianapolis Ave Fresno, CA	3.0	1.0	1403	$2,295	$1.64	44d	1	1.40mi
3462 N Clover Ave Fresno, CA	3.0	2.0	1787	$2,400	$1.34	24d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 47 DOM
2. 2026-06-17
   days on market $90,000 Active 46 DOM
3. 2026-06-16
   days on market $90,000 Active 45 DOM
4. 2026-06-15
   days on market $90,000 Active 44 DOM
5. 2026-06-13
   days on market $90,000 Active 42 DOM
6. 2026-06-13
   days on market $90,000 Active 41 DOM
7. 2026-06-10
   days on market $90,000 Active 39 DOM
8. 2026-06-09
   days on market $90,000 Active 38 DOM
9. 2026-06-08
   days on market $90,000 Active 37 DOM
10. 2026-06-07
    days on market $90,000 Active 36 DOM
11. 2026-06-05
    days on market $90,000 Active 33 DOM
12. 2026-06-03
    days on market $90,000 Active 32 DOM
13. 2026-06-02
    days on market $90,000 Active 31 DOM
14. 2026-06-01
    days on market $90,000 Active 30 DOM
15. 2026-05-31
    days on market $90,000 Active 29 DOM
16. 2026-05-02
    listed $90,000 Active 463-char remark

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 57 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,268
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$2,618
• Taxable income: $13,446
• Est. tax owed @ 24.0%: −$3,227
• After-tax cash flow: $10,851/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

Fair 45/100 Moderate rehab

This 1,344 sq ft manufactured home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include exterior siding, carpet, and kitchen appliances.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Major carpet — Worn and in need of replacement
• Minor kitchen appliances — Dated and may need replacement

Value-add opportunities

• Both paint interior walls — Enhances curb appeal and interior aesthetics
• Both replace carpet — Improves comfort and reduces maintenance
• Both update kitchen appliances — Modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
carpet · Worn and in need of replacement	Major	$15,000–50,000
kitchen appliances · Dated and may need replacement	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both replace carpet — Improves comfort and reduces maintenance ↑
• Both update kitchen appliances — Modernizes the space and increases appeal ↑

ⓘ 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: Clovis Unified
• NCES district ID: 0609030
• Math proficiency: 58% ▲ 1.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $71,950
• Composite: 58.7/100
• National rank: #2003
• State rank: #152 of 1400 in CA

Livability — Fresno

• Score: 62/100
• State rank: #469
• US rank: #15907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, CA
• County: Fresno County · 834,801 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

Population outlook (Fresno County) Hauer SSP2

• Today (2025): 1,042,971 people
• By 2030: 1,072,198 · +2.8%
• By 2040: 1,122,408 · +7.6%
• By 2050: 1,157,251 · +11.0%
• By 2075: 1,182,575 · +13.4%
• By 2100: 1,105,899 · +6.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% Two or more races 22% White 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 1% Slovak 1% Portuguese 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 25% Other Asian/Pacific 13% Other Indo-European 6%

Political lean MEDSL · Fresno

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 2.1pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: D+7.8 2016: D+3.9 2012: R+2.9 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -317.54%
• Current HPI: 379.1959
• Rent YoY: ▲ 2.95%
• Metro: Fresno, 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

1 event — show timeline

• 2026-05-02 Listed $90,000 FRESNOMLS