336 E Alluvial Ave #86 · Fresno, CA 93720

$137,900

3 bd · 2.0 ba · 1,416 sqft · Manufactured public records · 9 Days on market

Built 1971 Est $109k · 26% 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
• Schools +5.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated double wide manufactured home now available in San Joaquin Mobile Home Park. Home is located in a family park across from Kaiser Hospital and walking distance to the River Park shopping center. This 3BR/2BA plus office home sits on a large lot and private cul-de-sac street. The open floor plan features a huge living room, dining room with built-in hutch, large kitchen with new stove & hood, new refrigerator, dishwasher, wood cabinetry, new paint and new flooring. The laundry room is conveniently located inside and has a ton of storage. Master bedroom suite has a huge closet, new carpet, 2 sinks and a large shower. Other features include new flooring throughout, new interior paint, dual pane windows, large deck, 2 sheds and carport for 2 cars. You must see this move-in ready home. You won't be disappointed.

Key facts

• Brand new ac unit
• Covered carport
• Covered patio

Tags

• UPDATED VINYL FLOORING
• BRAND NEW AC UNIT
• VERSATILE BONUS ROOM
• TWO STORAGE SHEDS
• COVERED PATIO
• COVERED CARPORT

Property features AI

Exterior

• Parking: Carport (attached)
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home; Park space rented; GUERD make
• Construction: Composition roof; Wood siding; Wood subfloor foundation; Built as a mobile home
• Exterior features: One-level home; Covered patio/porch; Shed(s); Located in an urban cul-de-sac; Private pool (in-ground, community access); Community spa

Interior

• Kitchen: Range/oven (full-size); Gas appliances; Dishwasher; Garbage disposal; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1.75 bathrooms; Tub/shower and separate shower
• Heating & cooling: Central heating and air conditioning; 13+ SEER A/C
• Interior features: Office; Hand rails
• Laundry & utility: Indoor laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 14.1% 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: Lincoln Elementary (654 students, 67% FRL); Kastner Intermediate (1,133 students, 56% FRL); Clovis West High (2,089 students, 44% FRL) — zoned schools average 56% FRL vs 32% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 176 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $953 of loan paydown is wiped out by about $4k 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 + 1.9% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y ago 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.
• Current owner paid $95k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $137,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.71%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $109,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 E Alluvial Ave #144	0.05mi	3/2.0	1,394 (-2%)	4mo	$200,000	$143	92
336 E Alluvial #167	0.05mi	3/2.0	1,440 (+2%)	4mo	$90,000	$63	92
336 E Alluvial Ave Spc 4	0.00mi	2/2.0 (-1)	1,440 (+2%)	2mo	$110,000	$76	91
336 E Alluvial Ave Spc 4	0.00mi	2/2.0 (-1)	1,440 (+2%)	2mo	$110,000	$76	91
336 E Alluvial #166	0.07mi	3/2.0	1,440 (+2%)	4mo	$131,500	$91	91
336 E Alluvial Ave #67	0.00mi	3/2.0	1,440 (+2%)	12mo	$128,000	$89	88
336 E Alluvial Ave #126	0.00mi	4/2.0 (+1)	1,344 (-5%)	4mo	$65,000	$48	84
336 E Alluvial Ave #12	0.05mi	4/2.0 (+1)	1,514 (+7%)	0mo	$172,000	$114	81
336 E Alluvial Ave #158	0.00mi	3/2.0	1,536 (+8%)	8mo	$100,000	$65	79
336 E Alluvial #79 #79	0.00mi	4/2.0 (+1)	1,344 (-5%)	12mo	$103,000	$77	77
336 E Alluvial #79 #79	0.00mi	4/2.0 (+1)	1,344 (-5%)	12mo	$103,000	$77	77
336 E Alluvial Ave #161	0.00mi	3/2.0	1,248 (-12%)	13mo	$116,000	$93	69

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 · 1.91% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.83×
• Total profit: $32,044
• Equity at exit: $20,561

10-year hold

• IRR: 28.1%
• Equity multiple: 3.37×
• Total profit: $91,421
• Equity at exit: $11,923

Cash invested: $38,612 (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 93720

• Rents YoY: 1.9%
• Active inventory: 176
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$723
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $891

Break-even live

Break-even rent $1,020

Max offer price $137,900

Occupancy floor 54%

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7579 N Angus St Unit 101 Fresno, CA	2.0	2.0	1245	$1,825	$1.47	23d	1	0.14mi
7580 N Angus St Fresno, CA	2.0	2.0	1350	$1,900	$1.41	43d	1	0.15mi
7722 N Angus St Fresno, CA	1.0–2.0	1.0–2.0	820	$1,575	$1.92	3d	1	0.30mi
7511 N First St Fresno, CA	1.0–3.0	1.0–2.5	1078	$2,350	$2.18	1d	21	0.31mi
7675 N First St Fresno, CA	1.0–2.0	1.0–2.0	989	$1,830	$1.85	43d	1	0.39mi
875 E Cromwell Ave Fresno, CA	3.0	2.0	1472	$2,800	$1.90	14d	1	0.69mi
8109 N 5th St Fresno, CA	3.0	2.0	1750	$2,350	$1.34	3d	1	0.86mi
1050 E Fallbrook Ave Fresno, CA	3.0	2.0	1457	$2,750	$1.89	23d	1	0.92mi
373 W Nees Ave Fresno, CA	1.0–2.0	1.0–2.0	867	$1,855	$2.14	3d	1	0.99mi
6515 N Orchard St Fresno, CA	3.0	2.0	1500	$2,300	$1.53	16d	1	0.99mi
445 W Nees Ave Fresno, CA	1.0–2.0	1.0–2.0	847	$1,820	$2.15	1d	10	1.12mi
8476 N Del Mar Ave Fresno, CA	4.0	2.0	1797	$10,000	$5.56	23d	1	1.13mi
8440 N Millbrook Ave Fresno, CA	1.0–2.0	1.5–2.0	1002	$2,000	$2.00	43d	1	1.28mi
91 W Sierra Ave Fresno, CA	3.0	1.5	1291	$2,500	$1.94	16d	1	1.28mi
8153 N Cedar Ave #212 Fresno, CA	2.0	2.0	1141	$1,750	$1.53	23d	1	1.40mi
7350 N Cedar Ave Fresno, CA	2.0	1.0	915	$1,816	$1.98	1d	2	1.44mi
135 E Stuart Ave Fresno, CA	3.0	1.0	1120	$1,995	$1.78	3d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $137,900 Active 9 DOM
2. 2026-06-17
   days on market $137,900 Active 8 DOM
3. 2026-06-16
   days on market $137,900 Active 7 DOM
4. 2026-06-15
   days on market $137,900 Active 6 DOM
5. 2026-06-13
   days on market $137,900 Active 4 DOM
6. 2026-06-13
   days on market $137,900 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $137,900 Active 1 DOM

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: +$745/yr (+$62/mo · 245.9%)

ⓘ 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 6/10 Major
• 🌡 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 48 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,782
• − Mortgage interest: −$7,725
• − Property taxes: −$303
• − Insurance: −$690
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$4,012
• Taxable income: $8,929
• Est. tax owed @ 24.0%: −$2,143
• After-tax cash flow: $8,555/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: 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): 50,089
• Household income: $105,050
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1796.0

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 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 28% Two or more races 16% Asian 16% Black 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Russian 2% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 10% Other Indo-European 6% Tagalog/Filipino 2%

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: ▼ -278.23%
• Current HPI: 332.618
• Rent YoY: ▲ 1.91%
• 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

+607.2% since first listed

14 events — show timeline

• 2026-06-05 Listed $137,900 FRESNOMLS
• 2022-07-20 Sold (MLS) $95,000 FRESNOMLS
• 2022-06-25 Pending — FRESNOMLS
• 2022-06-13 Relisted — FRESNOMLS
• 2022-05-18 Pending — FRESNOMLS
• 2022-05-07 Relisted — FRESNOMLS
• 2022-03-13 Pending — FRESNOMLS
• 2022-02-02 Relisted — FRESNOMLS
• 2022-01-18 Pending — FRESNOMLS
• 2021-12-10 Listed $99,975 FRESNOMLS
• 2014-07-11 Sold (MLS) $19,500 FRESNOMLS
• 2014-06-13 Delisted — FRESNOMLS
• 2014-06-13 Price Changed $23,000 FRESNOMLS
• 2014-05-09 Listed $19,500 FRESNOMLS