1300 W Olson Ave #126 · Reedley, CA 93654

$75,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 80 Days on market

Built 1978 $56/sqft · 14% above area Est $66k · 14% over

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Why this score? — see what drove the C+ 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
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice mobile home loacted in the Kings River Mobile Home Park. Exclusive 55+ Gated Community. 2 bdrm, 2 ba mobile home, featuring a spacious living room and seperate family room area. Kitchen opens up to dining area and also offers a breakfast bar, perfect for bar stools. This mobile home is suitated in one of the biggest lots in the park. Huge yard offers lots of potential and it's perfect for planation of vegetables or a flower garden. Covered patio on north of the home, which provides shade all year long. Storage shed included. Home has been recently painted, both interior and exterior. This community offers a nice pool area, club house, and RV storage for boats and RV's. Walking distance to Reedley Beach. Make your appointment to see this mobile home today!

Key facts

• Separate family room
• Breakfast bar
• Spacious living room

Tags

• KINGS RIVER MOBILE HOME PARK
• SPACIOUS LIVING ROOM
• SEPARATE FAMILY ROOM
• KITCHEN OPENS TO DINING AREA
• BREAKFAST BAR
• BIGGEST LOTS IN THE PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 3.8% in Reedley — 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 (#486 in CA) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: schools C-, commute D+, crime D.
• Kings Canyon Joint Unified (town): math 26% / reading 43% proficiency, ranked #288 of 517 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.44% ✓
• Cap rate: 21.17%
• Cash-on-cash: 53.12%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $66,000
• List price: $75,000
• Delta: 13.64%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 W Olson Ave #52	0.00mi	2/2.0	1,440 (+7%)	4mo	$70,000	$49	85
1300 W Olson Ave #127	0.10mi	2/2.0	1,440 (+7%)	0mo	$66,000	$46	83
1300 W Olson Ave #158	0.00mi	2/2.0	1,440 (+7%)	6mo	$69,000	$48	83
1300 W Olson Ave #73	0.00mi	2/2.0	1,440 (+7%)	6mo	$82,500	$57	83
1300 W Olson Ave Unit SP 82	0.10mi	2/2.0	1,384 (+3%)	10mo	$120,000	$87	82
1300 W Olson Ave #29	0.00mi	2/2.0	1,440 (+7%)	8mo	$57,000	$40	82
1300 W Olson Ave #75	0.00mi	3/2.0 (+1)	1,440 (+7%)	7mo	$40,000	$28	77
1300 W Olson Ave #75	0.00mi	3/2.0 (+1)	1,440 (+7%)	7mo	$40,000	$28	77
1300 W Olson Ave #113	0.10mi	2/2.0	1,248 (-7%)	17mo	$125,000	$100	69
1300 W Olson Ave #89	0.10mi	3/2.0 (+1)	1,440 (+7%)	12mo	$60,000	$42	69
1300 W Olson Ave #131	0.00mi	3/2.0 (+1)	1,152 (-14%)	3mo	$60,000	$52	68
1300 W Olson Ave #97	0.10mi	2/2.0	1,152 (-14%)	4mo	$70,000	$61	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 3.24×
• Total profit: $47,085
• Equity at exit: $11,183

10-year hold

• IRR: 56.6%
• Equity multiple: 6.59×
• Total profit: $117,356
• Equity at exit: $6,485

Cash invested: $21,000 (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 93654

• Active inventory: 51
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $930

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 44%

Sensitivity live

Price	-10% $981	-5% $956	+0% $930	+5% $904	+10% $878
Rent	-10% $785	-5% $857	+0% $930	+5% $1,002	+10% $1,074
Rate	-1.0pp $967	-0.5pp $949	base $930	+0.5pp $910	+1.0pp $890

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 S Klein Ave Reedley, CA	3.0	1.5	1220	$1,995	$1.64	3d	1	0.61mi
2111 S Church Ave Reedley, CA	2.0	2.0	1749	$1,750	$1.00	11d	1	0.73mi
1407 E St Reedley, CA	2.0	1.0	912	$1,550	$1.70	3d	1	1.26mi

Listing history 35 events

1. 2026-06-17
   status $75,000 Pending 80 DOM
2. 2026-06-16
   days on market $75,000 Active 80 DOM
3. 2026-06-15
   days on market $75,000 Active 79 DOM
4. 2026-06-13
   days on market $75,000 Active 77 DOM
5. 2026-06-13
   days on market $75,000 Active 76 DOM
6. 2026-06-10
   days on market $75,000 Active 74 DOM
7. 2026-06-09
   days on market $75,000 Active 73 DOM
8. 2026-06-08
   days on market $75,000 Active 72 DOM
9. 2026-06-07
   pricedays on market $75,000 Active 71 DOM
10. 2026-06-03
    days on market $79,900 Active 67 DOM
11. 2026-06-02
    days on market $79,900 Active 66 DOM
12. 2026-06-01
    days on market $79,900 Active 65 DOM
13. 2026-05-31
    days on market $79,900 Active 64 DOM
14. 2026-04-30
    price $79,900 770-char remark

    Show marketing remark (770 chars)

    Nice mobile home loacted in the Kings River Mobile Home Park. Exclusive 55+ Gated Community. 2 bdrm, 2 ba mobile home, featuring a spacious living room and seperate family room area. Kitchen opens up to dining area and also offers a breakfast bar, perfect for bar stools. This mobile home is suitated in one of the biggest lots in the park. Huge yard offers lots of potential and it's perfect for planation of vegetables or a flower garden. Covered patio on north of the home, which provides shade all year long. Storage shed included. Home has been recently painted, both interior and exterior. This community offers a nice pool area, club house, and RV storage for boats and RV's. Walking distance to Reedley Beach. Make your appointment to see this mobile home today!

15. 2026-03-27
    listed $85,000 Active 770-char remark

    Show marketing remark (770 chars)

    Nice mobile home loacted in the Kings River Mobile Home Park. Exclusive 55+ Gated Community. 2 bdrm, 2 ba mobile home, featuring a spacious living room and seperate family room area. Kitchen opens up to dining area and also offers a breakfast bar, perfect for bar stools. This mobile home is suitated in one of the biggest lots in the park. Huge yard offers lots of potential and it's perfect for planation of vegetables or a flower garden. Covered patio on north of the home, which provides shade all year long. Storage shed included. Home has been recently painted, both interior and exterior. This community offers a nice pool area, club house, and RV storage for boats and RV's. Walking distance to Reedley Beach. Make your appointment to see this mobile home today!

16. 2025-08-29
    soldstatus $65,000 Closed 722-char remark

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

17. 2025-08-29
    soldstatus $65,000 Sold

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

18. 2025-08-20
    status Pending 722-char remark

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

19. 2025-08-20
    status Pending

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

20. 2025-08-11
    status Active 722-char remark

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

21. 2025-08-11
    status Active

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

22. 2025-07-23
    status Pending

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

23. 2025-07-23
    status Pending 722-char remark

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

24. 2025-06-17
    listed $69,500 Active 722-char remark

    Show marketing remark (722 chars)

    Exclusive 55+ Gated Community in Reedley, CA, this home is located on a corner lot with an expansive, beautiful yard and mature trees. The community offers a wonderful pool area, club house, green area, and RV storage for boats and RVs. This home contains 2 bedrooms, 2 baths, vaulted ceilings in the living room, with formal dining area, a family sitting room, and a fenced in dog run area right off the patio. The kitchen offers a gas stove top, frig, abundance of storage and eating area with bar stools. 3 Storage sheds are also included, with wonderful storage potential! Covered patio on the north side of this unit is also a plus with shade and coverage year around. You don't want to miss this amazing opportunity!

25. 2025-06-14
    listed $69,500 Active
26. 2024-08-16
    soldstatus $75,000 Closed
27. 2024-07-22
    status Pending
28. 2024-07-18
    listed $75,000 Active
29. 2017-02-14
    price $31,500
30. 2017-02-14
    soldstatus $31,500 Sold
31. 2017-02-03
    status Pending
32. 2017-02-03
    price $35,000
33. 2016-12-12
    status Active
34. 2016-12-10
    status Pending
35. 2016-12-01
    listed $35,000 Active

ⓘ 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 8/10 Severe
• 🌡 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 48 unhealthy d/yr today · 53 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,994
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$2,182
• Taxable income: $10,592
• Est. tax owed @ 24.0%: −$2,542
• After-tax cash flow: $8,614/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: Kings Canyon Joint Unified
• NCES district ID: 0619700
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $42,406
• Composite: 29.14/100
• National rank: #6582
• State rank: #288 of 517 in CA

Livability — Reedley

• Score: 62/100
• State rank: #486
• US rank: #16474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedley, CA
• Population (ZIP): 31,905

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% White 19% Two or more races 18% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Iranian 1% Russian 1% Portuguese 1%
• Foreign-born: 27% · Canada, China
• Languages at home: 42% English-only · Spanish 55% Arabic 2% Tagalog/Filipino 1%

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: ▼ -343.56%
• Current HPI: 322.9544
• Rent YoY: —
• Metro: —
• 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

+128.3% since first listed

22 events — show timeline

• 2026-04-30 Price Changed $79,900 FRESNOMLS
• 2026-03-27 Listed $85,000 FRESNOMLS
• 2025-08-29 Sold (MLS) $65,000 FRESNOMLS
• 2025-08-29 Sold (MLS) $65,000 TCMLS
• 2025-08-20 Pending — TCMLS
• 2025-08-20 Pending — FRESNOMLS
• 2025-08-11 Relisted — TCMLS
• 2025-08-11 Relisted — FRESNOMLS
• 2025-07-23 Pending — FRESNOMLS
• 2025-07-23 Pending — TCMLS
• 2025-06-17 Listed $69,500 TCMLS
• 2025-06-14 Listed $69,500 FRESNOMLS
• 2024-08-16 Sold (MLS) $75,000 FRESNOMLS
• 2024-07-22 Pending — FRESNOMLS
• 2024-07-18 Listed $75,000 FRESNOMLS
• 2017-02-14 Price Changed $31,500 FRESNOMLS
• 2017-02-14 Sold (MLS) $31,500 FRESNOMLS
• 2017-02-03 Pending — FRESNOMLS
• 2017-02-03 Price Changed $35,000 FRESNOMLS
• 2016-12-12 Relisted — FRESNOMLS
• 2016-12-10 Pending — FRESNOMLS
• 2016-12-01 Listed $35,000 FRESNOMLS