3550 N Duke Ave Unit SP 10 · Fresno, CA 93727

$129,450

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 216 Days on market

Built 1974 $112/sqft · 39% above area Est $113k · 14% over

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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
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully updated 3 bed/2 bath mobile home, freshly painted and enhanced with sleek, modern laminate flooring. With its impressively spacious layout, this home welcomes you with a warm, inviting atmosphere that truly feels like a single-family residence.Nestled in a calm and peaceful community, it's the perfect place for Seniors or families to grow and make memories. Children will love having safe spaces to play, while the whole family can enjoy the clubhouse and the refreshing community pool on warm, sunny days.A home that brings comfort, tranquility, and a sense of belonging for everyone

Key facts

• Updated mobile home
• Clubhouse
• Community pool

Tags

• UPDATED MOBILE HOME
• MODERN LAMINATE FLOORING
• SPACIOUS LAYOUT
• CLUBHOUSE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 (+3.0%/yr); 329 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/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 $894 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 + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,916 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1974 — 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: 1.78% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.56%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $113,241
• List price: $129,450
• Delta: 19.17%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 N Duke #5	0.00mi	3/2.0	1,152 (0%)	2mo	$128,000	$111	99

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $37,739
• Equity at exit: $19,301

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $108,239
• Equity at exit: $11,192

Cash invested: $36,246 (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 93727

• Rents YoY: 3.0%
• Active inventory: 329
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $923

Break-even live

Break-even rent $1,132

Max offer price $129,450

Occupancy floor 55%

Sensitivity live

Price	-10% $1,013	-5% $968	+0% $923	+5% $878	+10% $834
Rent	-10% $741	-5% $832	+0% $923	+5% $1,014	+10% $1,105
Rate	-1.0pp $988	-0.5pp $956	base $923	+0.5pp $890	+1.0pp $855

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: $32,362
• Closing costs: $3,884
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5910 E Robinson Ave Fresno, CA	3.0	1.0	1100	$2,050	$1.86	4d	1	0.13mi
3675 Sunnyside Ave Clovis, CA	3.0	2.0	1455	$2,195	$1.51	44d	1	0.22mi
5965 E Shields Ave #177 Fresno, CA	2.0	2.0	1104	$1,550	$1.40	15d	1	0.41mi
973 Garland Ave Clovis, CA	3.0	2.0	1380	$2,485	$1.80	4d	1	0.53mi
1477 Hampton Way Clovis, CA	3.0	1.5	1428	$2,400	$1.68	21d	1	0.60mi
6050 E Princeton Ave Fresno, CA	2.0	2.0	1091	$2,195	$2.01	3d	1	0.67mi
4442 N Manila Ave Fresno, CA	3.0	1.5	1033	$2,150	$2.08	21d	1	1.05mi
6102 E Giavanna Ave Fresno, CA	3.0	2.0	1343	$2,600	$1.94	44d	1	1.24mi
2400 N Armstrong Ave Fresno, CA	3.0	3.0	1400	$900	$0.64	44d	1	1.26mi
2519 Ezie Ave Clovis, CA	3.0	2.0	1428	$2,280	$1.60	44d	1	1.36mi
5477 E Indianapolis Ave Fresno, CA	3.0	1.0	1403	$2,295	$1.64	44d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   pricedays on market $129,450 Active 216 DOM
2. 2026-06-18
   days on market $134,950 Active 213 DOM
3. 2026-06-17
   days on market $134,950 Active 212 DOM
4. 2026-06-16
   days on market $134,950 Active 211 DOM
5. 2026-06-15
   days on market $134,950 Active 210 DOM
6. 2026-06-13
   days on market $134,950 Active 208 DOM
7. 2026-06-13
   days on market $134,950 Active 207 DOM
8. 2026-06-10
   days on market $134,950 Active 205 DOM
9. 2026-06-09
   days on market $134,950 Active 204 DOM
10. 2026-06-08
    days on market $134,950 Active 203 DOM
11. 2026-06-07
    remarks 680-char remark
12. 2026-06-07
    pricedays on market $134,950 Active 202 DOM
13. 2026-06-05
    days on market $137,000 Active 199 DOM
14. 2026-06-03
    days on market $137,000 Active 198 DOM
15. 2026-06-02
    days on market $137,000 Active 197 DOM
16. 2026-06-01
    days on market $137,000 Active 196 DOM
17. 2026-05-31
    days on market $137,000 Active 195 DOM
18. 2026-03-06
    price $137,000 613-char remark

    Show marketing remark (613 chars)

    Step into this beautifully updated 3 bed/2 bath mobile home, freshly painted and enhanced with sleek, modern laminate flooring. With its impressively spacious layout, this home welcomes you with a warm, inviting atmosphere that truly feels like a single-family residence.Nestled in a calm and peaceful community, it's the perfect place for Seniors or families to grow and make memories. Children will love having safe spaces to play, while the whole family can enjoy the clubhouse and the refreshing community pool on warm, sunny days.A home that brings comfort, tranquility, and a sense of belonging for everyone

19. 2025-11-17
    listed $145,000 Active 613-char remark

    Show marketing remark (613 chars)

    Step into this beautifully updated 3 bed/2 bath mobile home, freshly painted and enhanced with sleek, modern laminate flooring. With its impressively spacious layout, this home welcomes you with a warm, inviting atmosphere that truly feels like a single-family residence.Nestled in a calm and peaceful community, it's the perfect place for Seniors or families to grow and make memories. Children will love having safe spaces to play, while the whole family can enjoy the clubhouse and the refreshing community pool on warm, sunny days.A home that brings comfort, tranquility, and a sense of belonging for everyone

20. 2023-12-14
    price $118,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 57 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,612
• − Mortgage interest: −$7,251
• − Property taxes: −$1,942
• − Insurance: −$647
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$3,766
• Taxable income: $9,588
• Est. tax owed @ 24.0%: −$2,301
• After-tax cash flow: $8,777/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): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% Two or more races 22% White 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 1% Slovak 1% Portuguese 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 25% Other Asian/Pacific 13% Other Indo-European 6%

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: ▼ -317.54%
• Current HPI: 379.1959
• Rent YoY: ▲ 2.95%
• 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

+16.1% since first listed

3 events — show timeline

• 2026-03-06 Price Changed $137,000 FRESNOMLS
• 2025-11-17 Listed $145,000 FRESNOMLS
• 2023-12-14 Price Changed $118,000 FRESNOMLS