1701 Dinuba Ave #180 · Selma, CA 93662

$99,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 17 Days on market

Built 1991 $57/sqft · at area comps Est $100k · at est.

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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 +7.9/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious mobile home in senior park. Energy efficient with 6 inch esterior walls fully insulated duel pane windows cooled by air cond or alternate evap cooler fully ducted

Key facts

• Community pool
• Built 1991
• Listed 17 days

Property features AI

Finance

• HOA & community: Monthly association with pool, clubhouse, green areas, RV/boat storage, gated community

Exterior

• Parking: Carport (park space rented)
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Manufactured home
• Construction: Wood subfloor foundation; Other construction materials; Other roof
• Exterior features: One level; Shed(s); Urban setting; Private in-ground pool (fenced, community access)

Interior

• Bedrooms: One-level home
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating and cooling
• Interior features: Laundry inside; Tub/shower and separate shower
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 4.8% in Selma — 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 59/100 on livability (#658 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+; Watch: crime F, amenities F, employment F.
• Selma Unified (town): math 20% / reading 58% proficiency, ranked #250 of 517 in CA (top 48%) — 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.
• Zoned schools: Indianola Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 354 students, 88% FRL); Abraham Lincoln Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 888 students, 91% FRL); Selma High (math 22% / reading 63%, grade F, #466 of 1,170 statewide, top 40%, 1,742 students, 88% FRL) — zoned schools average 89% FRL vs 73% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 43% of the median local income ($62k/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 $684 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 + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $55k; list at $99k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 20.17%
• Cash-on-cash: 49.55%
• DSCR: 3.20
• GRM: 3.7

CMA / ARV

• ARV (median comp): $100,000
• List price: $99,000
• Delta: -1.00%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Dinuba Ave #23	0.09mi	3/2.0	1,716 (-1%)	10mo	$130,000	$76	86
1701 Dinuba Ave #55	0.00mi	3/2.0	1,484 (-14%)	4mo	$100,000	$67	72
1701 Dinuba Ave #202	0.09mi	2/2.0 (-1)	1,700 (-2%)	22mo	$156,000	$92	69
1701 Dinuba Ave #216	0.09mi	2/2.0 (-1)	1,910 (+10%)	6mo	$129,000	$68	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.2%
• Equity multiple: 3.05×
• Total profit: $56,838
• Equity at exit: $14,761

10-year hold

• IRR: 52.9%
• Equity multiple: 6.17×
• Total profit: $143,302
• Equity at exit: $8,560

Cash invested: $27,720 (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 93662

• Home prices YoY: -32.6%
• Active inventory: 60
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,219 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $1,144

Break-even live

Break-even rent $770

Max offer price $99,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,201	-5% $1,173	+0% $1,144	+5% $1,116	+10% $1,088
Rent	-10% $969	-5% $1,057	+0% $1,144	+5% $1,232	+10% $1,320
Rate	-1.0pp $1,194	-0.5pp $1,170	base $1,144	+0.5pp $1,119	+1.0pp $1,093

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3069 Thompson Ave Selma, CA	4.0	2.0	1250	$2,175	$1.74	44d	1	0.94mi

Listing history 6 events

1. 2026-05-16
   status Pending 625-char remark
2. 2026-04-29
   listed $99,000 Active 625-char remark
3. 2003-02-28
   soldstatus $55,000 172-char remark

   Show marketing remark (172 chars)

   Spacious mobile home in senior park. Energy efficient with 6 inch esterior walls fully insulated duel pane windows cooled by air cond or alternate evap cooler fully ducted

4. 2003-01-21
   price $59,000 172-char remark

   Show marketing remark (172 chars)

   Spacious mobile home in senior park. Energy efficient with 6 inch esterior walls fully insulated duel pane windows cooled by air cond or alternate evap cooler fully ducted

5. 2003-01-21
   historical 172-char remark

   Show marketing remark (172 chars)

   Spacious mobile home in senior park. Energy efficient with 6 inch esterior walls fully insulated duel pane windows cooled by air cond or alternate evap cooler fully ducted

6. 2002-11-12
   listed $55,000 172-char remark

   Show marketing remark (172 chars)

   Spacious mobile home in senior park. Energy efficient with 6 inch esterior walls fully insulated duel pane windows cooled by air cond or alternate evap cooler fully ducted

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$178/yr (+$15/mo · 31.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 41 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,624
• − Mortgage interest: −$5,546
• − Property taxes: −$574
• − Insurance: −$495
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$2,880
• Taxable income: $12,870
• Est. tax owed @ 24.0%: −$3,089
• After-tax cash flow: $10,645/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: Selma Unified
• NCES district ID: 0636270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 58% ▲ 14.00%
• Median HH income: $42,026
• Composite: 32.75/100
• National rank: #5636
• State rank: #250 of 517 in CA

Livability — Selma

• Score: 59/100
• State rank: #658
• US rank: #20374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, CA
• County: Fresno County · 834,801 people
• City population: 29,419
• Metro: Fresno, CA
• Population (ZIP): 29,419
• Household income: $61,564
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 797.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% White 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Russian 1% Iranian 1% Italian 1%
• Foreign-born: 22% · Canada
• Languages at home: 50% English-only · Spanish 47% Other Indo-European 3%

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: ▼ -178.57%
• Current HPI: 369.7645
• Rent YoY: —
• 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

+80.0% since first listed

6 events — show timeline

• 2026-05-16 Pending — FRESNOMLS
• 2026-04-29 Listed $99,000 FRESNOMLS
• 2003-02-28 Sold (MLS) $55,000 FRESNOMLS
• 2003-01-21 Delisted — FRESNOMLS
• 2003-01-21 Price Changed $59,000 FRESNOMLS
• 2002-11-12 Listed $55,000 FRESNOMLS