336 E Alluvial Ave #98 · Fresno, CA 93720

$166,000

3 bd · 2.0 ba · 1,288 sqft · Manufactured · 122 Days on market

Built 2017 Good condition $129/sqft · 41% above area Est $118k · 41% over ↓ 9% since listing

---

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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable San Joaquin Village Mobile Home Park across from Kaiser Permanente and minutes from River Park Shopping Center, this 2017-built manufactured home offers 1,288 sq. ft. of well-designed living space with 3 bedrooms and 2 full baths.The open layout features a spacious kitchen with island, extra storage, and pantry cabinet, plus a welcoming family room with a large electric freestanding fireplace (remote controlled) and space for a big-screen TV. Ceiling fans throughout, indoor laundry with storage, interior blinds with exterior privacy screens, and security doors on both entries add comfort and peace of mind.Enjoy low-maintenance landscaping with synthetic grass and rock, plus a 10x10 Tuff Shed for added storage. Move-in ready in a prime Fresno location!--

Key facts

• Dryer
• Lg washer
• Community pool

Tags

• LG WASHER
• DRYER
• FREE STANDING FIREPLACE
• TALL KITCHEN PANTRY STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $166k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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); 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $117,500
• List price: $166,000
• Delta: 41.28%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 E Alluvial Ave #126	0.00mi	4/2.0 (+1)	1,344 (+4%)	4mo	$65,000	$48	85
336 E Alluvial Ave #161	0.00mi	3/2.0	1,248 (-3%)	13mo	$116,000	$93	84
336 E Alluvial Ave #144	0.05mi	3/2.0	1,394 (+8%)	4mo	$200,000	$143	80
336 E Alluvial #79 #79	0.00mi	4/2.0 (+1)	1,344 (+4%)	12mo	$103,000	$77	78
336 E Alluvial #79 #79	0.00mi	4/2.0 (+1)	1,344 (+4%)	12mo	$103,000	$77	78
336 E Alluvial #167	0.05mi	3/2.0	1,440 (+12%)	4mo	$90,000	$63	75
336 E Alluvial Ave Spc 4	0.00mi	2/2.0 (-1)	1,440 (+12%)	2mo	$110,000	$76	74
336 E Alluvial Ave Spc 4	0.00mi	2/2.0 (-1)	1,440 (+12%)	2mo	$110,000	$76	74
336 E Alluvial #166	0.07mi	3/2.0	1,440 (+12%)	4mo	$131,500	$91	74
336 E Alluvial Ave #67	0.00mi	3/2.0	1,440 (+12%)	12mo	$128,000	$89	71
7676 N Fresno St #111	0.23mi	2/2.0 (-1)	1,248 (-3%)	14mo	$116,000	$93	67
7676 N Fresno St #75	0.23mi	2/2.0 (-1)	1,392 (+8%)	19mo	$121,000	$87	55

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $5,294
• Equity at exit: $24,751

10-year hold

• IRR: 11.5%
• Equity multiple: 1.86×
• Total profit: $39,830
• Equity at exit: $14,353

Cash invested: $46,480 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$871
• Tax est. 1.5%: −$208 /mo · $2,490/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $541

Break-even live

Break-even rent $1,452

Max offer price $166,000

Occupancy floor 70%

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: $41,500
• Closing costs: $4,980
• 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	2d	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	2d	1	0.99mi
6515 N Orchard St Fresno, CA	3.0	2.0	1500	$2,300	$1.53	15d	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	15d	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 18 events

1. 2026-06-18
   days on market $166,000 Active 122 DOM
2. 2026-06-17
   days on market $166,000 Active 121 DOM
3. 2026-06-16
   days on market $166,000 Active 120 DOM
4. 2026-06-15
   price $166,000 Active 119 DOM
5. 2026-06-15
   days on market $175,000 Active 119 DOM
6. 2026-06-13
   days on market $175,000 Active 117 DOM
7. 2026-06-13
   days on market $175,000 Active 116 DOM
8. 2026-06-10
   days on market $175,000 Active 114 DOM
9. 2026-06-09
   days on market $175,000 Active 113 DOM
10. 2026-06-08
    days on market $175,000 Active 112 DOM
11. 2026-06-07
    pricedays on market $175,000 Active 111 DOM
12. 2026-06-05
    days on market $182,500 Active 108 DOM
13. 2026-06-03
    days on market $182,500 Active 107 DOM
14. 2026-06-02
    days on market $182,500 Active 106 DOM
15. 2026-06-01
    days on market $182,500 Active 105 DOM
16. 2026-05-31
    days on market $182,500 Active 104 DOM
17. 2026-04-10
    price $182,500 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable San Joaquin Village Mobile Home Park across from Kaiser Permanente and minutes from River Park Shopping Center, this 2017-built manufactured home offers 1,288 sq. ft. of well-designed living space with 3 bedrooms and 2 full baths.The open layout features a spacious kitchen with island, extra storage, and pantry cabinet, plus a welcoming family room with a large electric freestanding fireplace (remote controlled) and space for a big-screen TV. Ceiling fans throughout, indoor laundry with storage, interior blinds with exterior privacy screens, and security doors on both entries add comfort and peace of mind.Enjoy low-maintenance landscaping with synthetic grass and rock, plus a 10x10 Tuff Shed for added storage. Move-in ready in a prime Fresno location!--

18. 2026-02-16
    listed $200,000 Active 788-char remark

    Show marketing remark (788 chars)

    Located in the desirable San Joaquin Village Mobile Home Park across from Kaiser Permanente and minutes from River Park Shopping Center, this 2017-built manufactured home offers 1,288 sq. ft. of well-designed living space with 3 bedrooms and 2 full baths.The open layout features a spacious kitchen with island, extra storage, and pantry cabinet, plus a welcoming family room with a large electric freestanding fireplace (remote controlled) and space for a big-screen TV. Ceiling fans throughout, indoor laundry with storage, interior blinds with exterior privacy screens, and security doors on both entries add comfort and peace of mind.Enjoy low-maintenance landscaping with synthetic grass and rock, plus a 10x10 Tuff Shed for added storage. Move-in ready in a prime Fresno location!--

ⓘ 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: $25,649
• − Mortgage interest: −$9,299
• − Property taxes: −$2,490
• − Insurance: −$830
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$4,829
• Taxable income: $4,097
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $5,513/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

Good 80/100 Cosmetic rehab

This 2017-built manufactured home in San Joaquin Village Mobile Home Park is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, exterior, flooring, and systems. The home is move-in ready with minor maintenance items to address. The highest-ROI updates would be painting the interior walls, replacing outdoor light fixtures, and replacing the blinds.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace outdoor light fixtures — Upgrading the outdoor lighting can improve the home's curb appeal and safety.
• Both Replace blinds — Clean and updated blinds can improve the home's curb appeal and interior aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace outdoor light fixtures — Upgrading the outdoor lighting can improve the home's curb appeal and safety. ↑
• Both Replace blinds — Clean and updated blinds can improve the home's curb appeal and interior aesthetics. ↑

ⓘ 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): 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

-8.8% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $182,500 FRESNOMLS
• 2026-02-16 Listed $200,000 FRESNOMLS