1650 Villa #20 · Clovis, CA 93612

$68,000

1 bd · 1.0 ba · 750 sqft · Manufactured · 14 Days on market

Built 1968 Good condition Est $61k · 12% 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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1650 Villa Ave Space 20 in Clovis! This beautifully renovated 1-bedroom, 1-bath mobile home offers approximately 750 square feet of comfortable living space in a well-maintained community. Thoughtfully updated throughout, the home features a modernized interior with sheetrock walls, dual-pane energy-efficient windows, updated flooring, granite countertops, new cabinetry, and a spacious walk-in shower. The widened hallway and oversized bathroom provide added accessibility and functionality. Recent improvements include a newly coated silicone roof, updated water heater, ceiling fans, central heating and air conditioning, and upgraded appliances, making this home truly move-in ready

Key facts

• Modernized interior
• Oversized bathroom
• Granite countertops

Tags

• RENOVATED MOBILE HOME
• MODERNIZED INTERIOR
• ENERGY-EFFICIENT WINDOWS
• GRANITE COUNTERTOPS
• SPACIOUS WALK-IN SHOWER
• OVERSIZED BATHROOM

Property features AI

Finance

• HOA & community: Monthly association with pool, spa/hot tub, clubhouse and green area

Exterior

• Parking: Carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home; Single level; Park space rented; Broadmore make
• Construction: Metal roof; Metal siding; Wood subfloor foundation; Built as a mobile home
• Exterior features: Covered patio/deck; Synthetic lawn; Urban setting; Fenced in-ground community pool and community spa

Interior

• Kitchen: Fryer/Range/Oven (full-size); Electric appliances
• Flooring: Carpet; Tile
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating and air conditioning
• Interior features: Den/Study; Zero clearance fireplace
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Cap rate 19.2% 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.
• Zoned schools: Sierra Vista Elementary (503 students, 87% FRL); Clark Intermediate (1,462 students, 61% FRL); Clovis High (2,905 students, 48% FRL) — zoned schools average 65% FRL vs 32% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 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 $470 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 + 2.6% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $68,000

Questions for the listing agent

1. Built in 1968 — 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: 2.24% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.06%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $60,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 W Villa Ave N Spc 7	0.12mi	2/1.0 (+1)	800 (+7%)	1mo	$59,500	$74	78
1272 Villa Ave #28	0.22mi	2/1.0 (+1)	784 (+4%)	1mo	$85,000	$108	77
1500 Villa Ave #146	0.11mi	2/1.0 (+1)	700 (-7%)	4mo	$99,000	$141	76
1724 Minnewawa #8	0.33mi	2/1.0 (+1)	712 (-5%)	1mo	$54,800	$77	70
1500 Villa Ave #143	0.12mi	2/2.0 (+1)	720 (-4%)	12mo	$54,000	$75	69
1724 Minnewawa Ave #94	0.36mi	2/1.0 (+1)	720 (-4%)	8mo	$58,500	$81	65
1724 Minnewawa Ave #32	0.34mi	2/1.8 (+1)	756 (+1%)	12mo	$55,900	$74	64
1724 Minnewawa Ave #164	0.36mi	1/1.0	664 (-12%)	2mo	$52,500	$79	62
1724 Minnewawa Ave #215	0.36mi	2/1.0 (+1)	800 (+7%)	9mo	$72,500	$91	60
1724 Minnewawa Ave #227	0.34mi	2/2.0 (+1)	800 (+7%)	6mo	$65,200	$82	59
1001 Sylmar Ave #230	0.52mi	2/1.0 (+1)	800 (+7%)	9mo	$95,000	$119	52
1272 Villa Ave #60	0.24mi	2/1.5 (+1)	650 (-13%)	11mo	$10,000	$15	50

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: 42.9%
• Equity multiple: 2.84×
• Total profit: $35,016
• Equity at exit: $10,139

10-year hold

• IRR: 48.8%
• Equity multiple: 5.64×
• Total profit: $88,346
• Equity at exit: $5,879

Cash invested: $19,040 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $731

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 47%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	43d	1	0.29mi
69 W Beverly Ave Unit Advertising Unit Clovis, CA	2.0	1.0	850	$1,650	$1.94	43d	1	0.34mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	43d	1	0.37mi
1108 Villa Ave Clovis, CA	1.0	1.0	651	$1,300	$2.00	23d	1	0.37mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	43d	1	0.41mi
189 W Santa Ana Ave Apt F Clovis, CA	2.0	1.0	800	$1,450	$1.81	2d	1	0.44mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	3d	1	0.44mi
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	23d	3	0.46mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	43d	1	0.47mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	21d	1	0.50mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	2d	1	0.53mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	23d	1	0.61mi
139 Santa Ana Ave Clovis, CA	1.0	1.0	620	$1,365	$2.20	10d	3	0.65mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	2d	1	0.66mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	43d	1	0.72mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	43d	1	0.72mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	43d	1	0.72mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	43d	1	0.72mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	21d	1	0.72mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	23d	1	0.72mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	23d	1	0.72mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	23d	1	0.72mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	43d	1	0.72mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	43d	1	0.72mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	2d	1	0.72mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	43d	1	0.73mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	21d	1	0.75mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,395	$1.72	1d	8	0.83mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,395	$1.83	1d	3	0.87mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,775	$2.10	11d	2	0.92mi
2810 Willow Ave Clovis, CA	2.0	2.0	928	$1,623	$1.75	23d	1	0.94mi
2810 Willow Ave Clovis, CA	2.0	2.0	890	$1,572	$1.77	10d	1	0.94mi
2810 Willow Ave Clovis, CA	1.0	1.0	621	$1,389	$2.24	3d	1	0.94mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,480	$1.85	1d	13	0.94mi
434 W Stuart Ave Unit 2 Clovis, CA	2.0	1.0	860	$1,575	$1.83	3d	1	0.94mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,393	$1.80	1d	7	0.95mi
3143 Matoian Way Fresno, CA	1.0–2.0	1.0–2.0	971	$1,605	$1.65	43d	1	0.98mi
537 W Escalon Ave Apt 101 Clovis, CA	2.0	2.0	1000	$1,600	$1.60	43d	1	1.16mi
1008 Jefferson Ave Unit D Clovis, CA	2.0	1.0	700	$1,375	$1.96	23d	1	1.16mi
551 W Ashlan Ave Unit 101 858 Clovis, CA	2.0	2.0	1000	$1,450	$1.45	43d	1	1.19mi

Listing history 12 events

1. 2026-06-18
   days on market $68,000 Active 14 DOM
2. 2026-06-17
   days on market $68,000 Active 13 DOM
3. 2026-06-16
   days on market $68,000 Active 12 DOM
4. 2026-06-15
   days on market $68,000 Active 11 DOM
5. 2026-06-13
   days on market $68,000 Active 9 DOM
6. 2026-06-13
   days on market $68,000 Active 8 DOM
7. 2026-06-10
   days on market $68,000 Active 6 DOM
8. 2026-06-09
   days on market $68,000 Active 5 DOM
9. 2026-06-08
   days on market $68,000 Active 4 DOM
10. 2026-06-07
    days on market $68,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $68,000 Active 1 DOM

ⓘ 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 2/10 Low FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $18,239
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$1,978
• Taxable income: $8,174
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $6,808/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 · 13 photos

Good 80/100 Cosmetic rehab

This beautifully renovated mobile home is move-in ready with recent updates and good condition. It offers a modernized interior and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Upgrading the flooring to hardwood or tile — Improves aesthetics and durability
• Both Upgrading the appliances to energy-efficient models — Reduces utility costs and enhances appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Upgrading the flooring to hardwood or tile — Improves aesthetics and durability ↑
• Both Upgrading the appliances to energy-efficient models — Reduces utility costs and enhances appeal ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-06-03 Listed $68,000 FRESNOMLS