1001 Sylmar Ave #126 · Clovis, CA 93612

$93,000

3 bd · 1.0 ba · 1,248 sqft · Manufactured public records · 239 Days on market

Built 1973 $75/sqft · 23% below area Est $121k · 23% under

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Why this score? — see what drove the A- 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
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

located in THE WOODS 55+ Senior Mobile Park - 1001 Sylmar Avenue #126. This Home is ABSOLUTELY THE MOST REASONABLY PRICED HOME IN CLOVIS IN EVERY WAY! Compare and Save. This spacious home provides 1348 sq.ft. living area with many extra amenities: inside laundry, plus includes the 100 sq.ft. air conditioned Tuff Shed Bonus Studio with windows and skylight, Beautiful Clubhouse, pool, spa, weight room, pool tables, and great community neighbors. Must see this one

Key facts

• Community pool
• Built 1973
• Listed 239 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.0% in Clovis — 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 76/100 on livability (#92 in CA, #3,307 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A; Watch: amenities C-, health & safety D, cost of living 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.
• Market conditions: Rents rising (+2.6%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $643 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 + 2.6% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $93k implies a 186% gain — meaningful room to come down on a strong offer.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1973 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.00% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.59%
• DSCR: 2.89
• GRM: 4.2

CMA / ARV

• ARV (median comp): $121,419
• List price: $93,000
• Delta: -23.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Sylmar Ave. #198	0.00mi	2/2.0 (-1)	1,248 (0%)	6mo	$129,000	$103	86
1001 Sylmar Ave #121	0.00mi	2/2.0 (-1)	1,248 (0%)	8mo	$128,500	$103	84
1001 Sylmar Ave #142	0.00mi	2/2.0 (-1)	1,248 (0%)	11mo	$79,000	$63	82
1001 Sylmar Ave #131	0.00mi	3/2.0	1,404 (+12%)	1mo	$136,500	$97	74
1001 Sylmar Ave #4	0.00mi	2/2.0 (-1)	1,322 (+6%)	11mo	$135,000	$102	72
1500 W Villa #32	0.43mi	2/2.0 (-1)	1,248 (0%)	1mo	$98,500	$79	70
1001 Sylmar Ave #82	0.18mi	2/2.0 (-1)	1,152 (-8%)	12mo	$95,000	$82	59
1001 Sylmar Ave #82	0.18mi	2/2.0 (-1)	1,152 (-8%)	12mo	$95,000	$82	59
1500 Villa Ave #37	0.43mi	3/2.0	1,344 (+8%)	9mo	$72,500	$54	56
1500 Villa Ave #53	0.43mi	2/1.8 (-1)	1,128 (-10%)	10mo	$69,950	$62	47
2110 Helm Ave #59	0.70mi	2/2.0 (-1)	1,344 (+8%)	11mo	$85,000	$63	37
1724 Minnewawa Ave	0.69mi	2/2.0 (-1)	1,100 (-12%)	10mo	$65,000	$59	30

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.66×
• Total profit: $43,103
• Equity at exit: $13,867

10-year hold

• IRR: 45.2%
• Equity multiple: 5.24×
• Total profit: $110,533
• Equity at exit: $8,041

Cash invested: $26,040 (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 93612

• Rents YoY: 2.6%
• Active inventory: 85
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$488
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $924

Break-even live

Break-even rent $693

Max offer price $93,000

Occupancy floor 45%

Sensitivity live

Price	-10% $977	-5% $950	+0% $924	+5% $898	+10% $871
Rent	-10% $777	-5% $851	+0% $924	+5% $998	+10% $1,071
Rate	-1.0pp $971	-0.5pp $948	base $924	+0.5pp $900	+1.0pp $875

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	24d	3	0.10mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	3d	1	0.22mi
1042 Adler Dr Clovis, CA	2.0	1.5	1200	$1,895	$1.58	44d	1	0.27mi
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	44d	1	0.33mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	44d	1	0.36mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	44d	1	0.37mi
434 W Stuart Ave Unit 2 Clovis, CA	2.0	1.0	860	$1,575	$1.83	3d	1	0.47mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	21d	1	0.48mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	44d	1	0.50mi
608 W Scott Ave Clovis, CA	3.0	2.0	1398	$2,100	$1.50	2d	1	0.50mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	24d	1	0.61mi
537 W Escalon Ave Apt 101 Clovis, CA	2.0	2.0	1000	$1,600	$1.60	44d	1	0.64mi
69 W Beverly Ave Unit Advertising Unit Clovis, CA	2.0	1.0	850	$1,650	$1.94	44d	1	0.67mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	2d	13	0.71mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,945	$2.30	12d	2	0.80mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	21d	1	0.84mi
3143 Matoian Way Fresno, CA	1.0–2.0	1.0–2.0	971	$1,960	$2.02	44d	1	0.89mi
445 W San Gabriel Ave Clovis, CA	4.0	2.0	1448	$2,400	$1.66	24d	1	0.95mi
251 Minnewawa Ave Clovis, CA	2.0	1.5	1100	$2,100	$1.91	15d	1	0.95mi
189 W Santa Ana Ave Apt F Clovis, CA	2.0	1.0	800	$1,450	$1.81	3d	1	0.99mi
841 W San Gabriel Ave Clovis, CA	3.0	2.0	1288	$1,995	$1.55	44d	1	1.02mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	3d	1	1.08mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	2d	3	1.11mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	2d	8	1.12mi
2810 Willow Ave Clovis, CA	2.0	2.0	890	$1,572	$1.77	11d	1	1.19mi
2810 Willow Ave Clovis, CA	2.0	2.0	928	$1,623	$1.75	24d	1	1.19mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	44d	1	1.20mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	24d	1	1.20mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	24d	1	1.20mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	3d	1	1.20mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	21d	1	1.20mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	44d	1	1.20mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	44d	1	1.20mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	44d	1	1.20mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	44d	1	1.20mi
4885 N Chestnut Ave Fresno, CA	2.0	1.5	1125	$1,565	$1.39	44d	1	1.21mi
145 Rall Ave Clovis, CA	3.0	2.0	1200	$1,900	$1.58	16d	1	1.22mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	2d	7	1.23mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	24d	1	1.33mi
68 W Norwich Ave Clovis, CA	4.0	2.0	1312	$2,500	$1.91	44d	1	1.35mi

Listing history 21 events

1. 2026-06-18
   days on market $93,000 Active 239 DOM
2. 2026-06-17
   days on market $93,000 Active 238 DOM
3. 2026-06-16
   days on market $93,000 Active 237 DOM
4. 2026-06-15
   days on market $93,000 Active 236 DOM
5. 2026-06-13
   days on market $93,000 Active 234 DOM
6. 2026-06-13
   days on market $93,000 Active 233 DOM
7. 2026-06-10
   days on market $93,000 Active 231 DOM
8. 2026-06-09
   days on market $93,000 Active 230 DOM
9. 2026-06-08
   days on market $93,000 Active 229 DOM
10. 2026-06-07
    days on market $93,000 Active 228 DOM
11. 2026-06-05
    days on market $93,000 Active 225 DOM
12. 2026-06-03
    days on market $93,000 Active 224 DOM
13. 2026-06-02
    days on market $93,000 Active 223 DOM
14. 2026-06-01
    days on market $93,000 Active 222 DOM
15. 2026-05-31
    days on market $93,000 Active 221 DOM
16. 2026-03-28
    price $93,000 465-char remark

    Show marketing remark (465 chars)

    located in THE WOODS 55+ Senior Mobile Park - 1001 Sylmar Avenue #126. This Home is ABSOLUTELY THE MOST REASONABLY PRICED HOME IN CLOVIS IN EVERY WAY! Compare and Save. This spacious home provides 1348 sq.ft. living area with many extra amenities: inside laundry, plus includes the 100 sq.ft. air conditioned Tuff Shed Bonus Studio with windows and skylight, Beautiful Clubhouse, pool, spa, weight room, pool tables, and great community neighbors. Must see this one

17. 2025-10-22
    listed $98,500 Active 465-char remark

    Show marketing remark (465 chars)

    located in THE WOODS 55+ Senior Mobile Park - 1001 Sylmar Avenue #126. This Home is ABSOLUTELY THE MOST REASONABLY PRICED HOME IN CLOVIS IN EVERY WAY! Compare and Save. This spacious home provides 1348 sq.ft. living area with many extra amenities: inside laundry, plus includes the 100 sq.ft. air conditioned Tuff Shed Bonus Studio with windows and skylight, Beautiful Clubhouse, pool, spa, weight room, pool tables, and great community neighbors. Must see this one

18. 2002-07-14
    soldstatus $32,500 194-char remark

    Show marketing remark (194 chars)

    Well built manufactured home built in 1993. Awnings on both sides. Central Heat & AC for year round comfort. Storage shed included. Nice gated Community for seniors over 55 years of age.

19. 2002-06-14
    price $32,900 194-char remark

    Show marketing remark (194 chars)

    Well built manufactured home built in 1993. Awnings on both sides. Central Heat & AC for year round comfort. Storage shed included. Nice gated Community for seniors over 55 years of age.

20. 2002-06-14
    historical 194-char remark

    Show marketing remark (194 chars)

    Well built manufactured home built in 1993. Awnings on both sides. Central Heat & AC for year round comfort. Storage shed included. Nice gated Community for seniors over 55 years of age.

21. 2002-06-01
    listed $32,500 194-char remark

    Show marketing remark (194 chars)

    Well built manufactured home built in 1993. Awnings on both sides. Central Heat & AC for year round comfort. Storage shed included. Nice gated Community for seniors over 55 years of age.

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: +$457/yr (+$38/mo · 182.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,350
• − Mortgage interest: −$5,209
• − Property taxes: −$250
• − Insurance: −$465
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$2,705
• Taxable income: $10,144
• Est. tax owed @ 24.0%: −$2,435
• After-tax cash flow: $8,655/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 — Clovis

• Score: 76/100
• State rank: #92
• US rank: #3307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, CA
• County: Fresno County · 834,801 people
• City population: 139,989
• Metro: Fresno, CA
• Population (ZIP): 37,755
• Household income: $66,683
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 2487.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 41% White 41% Two or more races 18% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 18% Other Asian/Pacific 4% 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: ▼ -352.97%
• Current HPI: 357.6089
• Rent YoY: ▲ 2.65%
• 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

+186.2% since first listed

6 events — show timeline

• 2026-03-28 Price Changed $93,000 FRESNOMLS
• 2025-10-22 Listed $98,500 FRESNOMLS
• 2002-07-14 Sold (MLS) $32,500 FRESNOMLS
• 2002-06-14 Delisted — FRESNOMLS
• 2002-06-14 Price Changed $32,900 FRESNOMLS
• 2002-06-01 Listed $32,500 FRESNOMLS