336 E Alluvial #142 · Fresno, CA 93720

$109,500

2 bd · 1.0 ba · 880 sqft · Manufactured public records · 314 Days on market

Built 1972 $124/sqft · 99% above area ↓ 8% 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
• Schools +5.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

Key facts

• Fresh paint inside
• Brand new ac
• Brand new heat

Tags

• CLOVIS UNIFIED SCHOOL DISTRICT
• FRESH PAINT INSIDE
• FRESH PAINT OUTSIDE
• BRAND NEW AC
• BRAND NEW HEAT
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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+, schools D.
• 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.
• Market conditions: Rents rising (+1.9%/yr); 180 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $757 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 + 1.9% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.46%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $50,000
• List price: $109,500
• Delta: 119.00%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7676 N Fresno St #36	0.24mi	2/2.0	840 (-4%)	4mo	$82,000	$98	74
7676 Fresno St #84	0.24mi	2/1.0	900 (+2%)	15mo	$80,000	$89	73

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: 20.3%
• Equity multiple: 1.81×
• Total profit: $24,960
• Equity at exit: $16,327

10-year hold

• IRR: 27.7%
• Equity multiple: 3.33×
• Total profit: $71,339
• Equity at exit: $9,468

Cash invested: $30,660 (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: 180
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $701

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 57%

Sensitivity live

Price	-10% $777	-5% $739	+0% $701	+5% $664	+10% $626
Rent	-10% $556	-5% $629	+0% $701	+5% $774	+10% $847
Rate	-1.0pp $757	-0.5pp $729	base $701	+0.5pp $673	+1.0pp $644

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7722 N Angus St Fresno, CA	1.0–2.0	1.0–2.0	820	$1,575	$1.92	4d	1	0.33mi
7511 N First St Fresno, CA	1.0–3.0	1.0–2.5	1078	$1,974	$1.83	2d	21	0.37mi
7625 N First St Fresno, CA	1.0–2.0	1.0	739	$1,625	$2.20	3d	2	0.42mi
7675 N First St Fresno, CA	1.0–2.0	1.0–2.0	989	$1,830	$1.85	45d	1	0.44mi
373 W Nees Ave Fresno, CA	1.0–2.0	1.0–2.0	867	$1,855	$2.14	4d	1	0.93mi
8072 N Millbrook Ave Bldg 2 Fresno, CA	1.0	1.0	796	$1,795	$2.26	45d	1	1.03mi
445 W Nees Ave Fresno, CA	1.0–2.0	1.0–2.0	847	$1,820	$2.15	2d	10	1.07mi
8440 N Millbrook Ave Fresno, CA	1.0–2.0	1.5–2.0	1002	$2,000	$2.00	45d	1	1.32mi
135 E Stuart Ave Fresno, CA	3.0	1.0	1120	$1,995	$1.78	4d	1	1.45mi
7350 N Cedar Ave Fresno, CA	2.0	1.0	915	$1,816	$1.98	2d	2	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $109,500 Active 314 DOM
2. 2026-06-18
   days on market $109,500 Active 311 DOM
3. 2026-06-17
   days on market $109,500 Active 310 DOM
4. 2026-06-16
   days on market $109,500 Active 309 DOM
5. 2026-06-15
   days on market $109,500 Active 308 DOM
6. 2026-06-13
   days on market $109,500 Active 306 DOM
7. 2026-06-13
   pricedays on market $109,500 Active 305 DOM
8. 2026-06-10
   days on market $112,500 Active 303 DOM
9. 2026-06-09
   days on market $112,500 Active 302 DOM
10. 2026-06-08
    days on market $112,500 Active 301 DOM
11. 2026-06-07
    days on market $112,500 Active 300 DOM
12. 2026-06-05
    days on market $112,500 Active 297 DOM
13. 2026-06-03
    days on market $112,500 Active 296 DOM
14. 2026-06-02
    days on market $112,500 Active 295 DOM
15. 2026-06-01
    days on market $112,500 Active 294 DOM
16. 2026-05-31
    days on market $112,500 Active 293 DOM
17. 2026-05-15
    price $112,500 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

18. 2026-05-01
    price $114,500 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

19. 2026-03-24
    price $116,500 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

20. 2026-03-11
    status Active 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

21. 2026-03-03
    historical Pending Accepting Backups 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

22. 2025-12-04
    price $117,500 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

23. 2025-10-06
    price $119,500 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

24. 2025-08-11
    listed $122,500 Active 697-char remark

    Show marketing remark (697 chars)

    This beautiful home is located in San Joaquin Village, in Clovis Unified School District! Just blocks away from River Park shopping! Newly renovated with Fresh Paint inside & out, brand new AC & Heat, New Windows, Granite counters and new flooring throughout! Sub floors have been leveled and new sub flooring installed and roof re-coated. New decks installed and new landscaping in place! This 2 bedroom, 1 bath home is in excellent condition! One of the nicest homes in the Park! Located in the perfect location near the Pool, Picnic & BBQ areas! This is an all ages Park and a very peaceful setting! Space rent is currently $850 per month! A MUST see to appreciate. Virtual Staging.

ⓘ 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 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: $22,150
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$3,185
• Taxable income: $7,097
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $6,715/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

-8.2% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $112,500 FRESNOMLS
• 2026-05-01 Price Changed $114,500 FRESNOMLS
• 2026-03-24 Price Changed $116,500 FRESNOMLS
• 2026-03-11 Relisted — FRESNOMLS
• 2026-03-03 Contingent — FRESNOMLS
• 2025-12-04 Price Changed $117,500 FRESNOMLS
• 2025-10-06 Price Changed $119,500 FRESNOMLS
• 2025-08-11 Listed $122,500 FRESNOMLS