1551 6th Avenue Dr #29 · Kingsburg, CA 93631

$57,500

3 bd · 2.0 ba · 1,100 sqft · Manufactured public records · 2 Days on market

Built 1970 Est $88k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Space #29 in Valkommen Village, one of Kingsburg's premier 55+ senior living communities! Enjoy an active and carefree lifestyle with access to the community clubhouse and sparkling swimming pool, perfect for socializing with neighbors and staying active year-round. This charming 2-bedroom, 2-bathroom home offers approximately 1,100 square feet of comfortable living space with an inviting open-concept floor plan that creates a bright and welcoming atmosphere. The functional layout provides plenty of room to relax, entertain, and enjoy everyday living. If you've been searching for an affordable opportunity in the beautiful City of Kingsburg, this may be the one. Aggressively price

Key facts

• Charming downtown
• Community pool
• Built 1970

Tags

• SPARKLING SWIMMING POOL
• OPEN-CONCEPT FLOOR PLAN
• CHARMING DOWNTOWN

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home (park space rented)
• Construction: Wood subfloor foundation; Metal siding construction
• Exterior features: One level; Metal roof; Metal siding; Urban setting; Private in-ground community pool; Community spa

Interior

• Kitchen: Range/oven; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms; Tub/shower and separate shower
• Heating & cooling: Central heating and cooling
• Interior features: Dishwasher; Range/Oven; Refrigerator
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Cap rate 37.2% vs local median 2.7% in Kingsburg — 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 66/100 on livability (#349 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B; Watch: health & safety D, amenities F, commute F.
• Kingsburg Elementary Charter (town): math 35% / reading 49% proficiency, ranked #213 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roosevelt Elementary (231 students, 70% FRL, charter); Rafer Johnson Junior High (math 31% / reading 46%, grade F, #159 of 498 statewide, top 32%, 442 students, 70% FRL, charter) — zoned schools average 70% FRL vs 46% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 35% of the median local income ($79k/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 $398 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $57,500

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.00% ✓
• Cap rate: 37.17%
• Cash-on-cash: 110.28%
• DSCR: 5.91
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $88,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 6th Avenue Dr #161	0.11mi	3/2.0	1,056 (-4%)	3mo	$85,000	$80	86
1551 6th Avenue Dr #161	0.11mi	3/2.0	1,056 (-4%)	3mo	$85,000	$80	86
1551 6Th Avenue Dr #155	0.00mi	2/2.0 (-1)	1,230 (+12%)	20mo	$70,000	$57	59

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: —
• Equity multiple: 6.27×
• Total profit: $84,914
• Equity at exit: $8,573

10-year hold

• IRR: —
• Equity multiple: 13.13×
• Total profit: $195,275
• Equity at exit: $4,972

Cash invested: $16,100 (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 93631

• Home prices YoY: -35.0%
• Active inventory: 72
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$12 /mo · $150/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,480

Break-even live

Break-even rent $428

Max offer price $57,500

Occupancy floor 31%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 Nevada St Kingsburg, CA	3.0	2.0	1210	$2,300	$1.90	14d	1	0.17mi
1080 Lewis St Kingsburg, CA	3.0	1.0	900	$2,000	$2.22	2d	1	0.55mi

Listing history 3 events

1. 2026-06-19
   days on market $57,500 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $57,500 Active 1 DOM

ⓘ 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: $150 · $12/mo
• Projected year-2 tax: $437 · $36/mo
• Expected delta: +$287/yr (+$24/mo · 191.3%)

ⓘ 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 7/10 Severe
• 🌡 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 41 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,608
• − Mortgage interest: −$3,221
• − Property taxes: −$150
• − Insurance: −$288
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$1,673
• Taxable income: $17,860
• Est. tax owed @ 24.0%: −$4,286
• After-tax cash flow: $13,468/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: Kingsburg Elementary Charter
• NCES district ID: 0619800
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $57,894
• Composite: 36.85/100
• National rank: #4552
• State rank: #213 of 517 in CA

Livability — Kingsburg

• Score: 66/100
• State rank: #349
• US rank: #11929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsburg, CA
• County: Fresno County · 834,801 people
• City population: 17,583
• Metro: Fresno, CA
• Population (ZIP): 17,583
• Household income: $79,228
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 410.0

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 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 43% Two or more races 16% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Russian 1% Iranian 1% Italian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 19% Chinese 1% Other Indo-European 1%

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: ▼ -180.16%
• Current HPI: 335.326
• 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

1 event — show timeline

• 2026-06-17 Listed $57,500 FRESNOMLS