1551 6th Avenue Dr #157 · Kingsburg, CA 93631

$79,900

3 bd · 2.0 ba · 1,230 sqft · Manufactured public records

Built 1991 Est $91k · 12% under ↓ 20% since listing

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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 +13.0/15.0
• 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 MLS

Looking for a spacious and move-in ready home? You'll love Space #157! This 1991 model offers 1230 sq ft of comfortable living space, plus a clubhouse and pool for your enjoyment. Vaulted ceilings give the home an open and airy feeling, while the clean, neutral colors make it easy to personalize. Kingsburg's Valkommen Village, a 55+ community, has the features you need! Plus, this home is ready for you to move in - Act fast - this one's sure to go fast!

Key facts

• 2 parking spots
• Pool
• Built 1991

Property features AI

Exterior

• Parking: Carport; Has carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home
• Construction: Wood siding exterior; Composition roof; Wood subfloor foundation; Manufactured by 90002 Skyline HM INC; Built as a mobile home
• Exterior features: One level; Community in-ground pool; Urban lot setting; Park space rented

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Central heat and central air
• Interior features: Laundry inside; Central heating and cooling
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 26.3% 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: 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 $552 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,900

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 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?
3. 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.
4. 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.
5. 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: 2.86% ✓
• Cap rate: 26.26%
• Cash-on-cash: 71.29%
• DSCR: 4.17
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $91,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 6th Ave #179	0.00mi	2/2.0 (-1)	1,344 (+9%)	7mo	$85,500	$64	74
1551 6th Avenue Dr #161	0.00mi	3/2.0	1,056 (-14%)	3mo	$85,000	$80	74
1551 6th Avenue Dr #161	0.00mi	3/2.0	1,056 (-14%)	3mo	$85,000	$80	74
1551 6Th Avenue Dr #155	0.11mi	2/2.0 (-1)	1,230 (0%)	20mo	$70,000	$57	74
1551 6th Ave Dr Dr Spc 95	0.00mi	2/2.0 (-1)	1,344 (+9%)	9mo	$113,000	$84	72
1551 6th Ave Dr #18	0.00mi	2/2.0 (-1)	1,344 (+9%)	10mo	$99,000	$74	71
1551 6th Ave Dr #18	0.00mi	2/2.0 (-1)	1,344 (+9%)	10mo	$99,000	$74	71
1551 6th Avenue Dr #38	0.14mi	2/2.0 (-1)	1,368 (+11%)	1mo	$50,000	$37	70
1551 6th Avenue Dr #134	0.00mi	3/2.0	1,344 (+9%)	18mo	$70,000	$52	69
1551 6th #179 Ave	0.11mi	2/2.0 (-1)	1,344 (+9%)	7mo	$85,500	$64	69
1551 6th Avenue Dr #77	0.00mi	2/2.0 (-1)	1,314 (+7%)	18mo	$103,000	$78	68
1551 6th Avenue Dr #77	0.00mi	2/2.0 (-1)	1,314 (+7%)	18mo	$103,000	$78	68

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: 70.9%
• Equity multiple: 4.20×
• Total profit: $71,698
• Equity at exit: $11,913

10-year hold

• IRR: 74.9%
• Equity multiple: 8.66×
• Total profit: $171,398
• Equity at exit: $6,908

Cash invested: $22,372 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,329

Break-even live

Break-even rent $606

Max offer price $79,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,374	-5% $1,352	+0% $1,329	+5% $1,307	+10% $1,284
Rent	-10% $1,148	-5% $1,239	+0% $1,329	+5% $1,420	+10% $1,510
Rate	-1.0pp $1,369	-0.5pp $1,349	base $1,329	+0.5pp $1,308	+1.0pp $1,287

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: $19,975
• Closing costs: $2,397
• 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	15d	1	0.26mi
1080 Lewis St Kingsburg, CA	3.0	1.0	900	$2,000	$2.22	4d	1	0.46mi

Listing history 13 events

1. 2026-06-03
   days on marketlisting id $79,900 Pending
2. 2026-05-11
   price $79,900
3. 2026-04-17
   price $89,900
4. 2026-03-10
   price $95,000
5. 2026-03-09
   listed $95,900 Active
6. 2025-11-06
   price $99,900
7. 2025-09-24
   listed $115,000 Active
8. 2023-04-27
   soldstatus $84,000 Sold 457-char remark

   Show marketing remark (457 chars)

   Looking for a spacious and move-in ready home? You'll love Space #157! This 1991 model offers 1230 sq ft of comfortable living space, plus a clubhouse and pool for your enjoyment. Vaulted ceilings give the home an open and airy feeling, while the clean, neutral colors make it easy to personalize. Kingsburg's Valkommen Village, a 55+ community, has the features you need! Plus, this home is ready for you to move in - Act fast - this one's sure to go fast!

9. 2023-04-05
   status Pending 457-char remark

   Show marketing remark (457 chars)

   Looking for a spacious and move-in ready home? You'll love Space #157! This 1991 model offers 1230 sq ft of comfortable living space, plus a clubhouse and pool for your enjoyment. Vaulted ceilings give the home an open and airy feeling, while the clean, neutral colors make it easy to personalize. Kingsburg's Valkommen Village, a 55+ community, has the features you need! Plus, this home is ready for you to move in - Act fast - this one's sure to go fast!

10. 2023-04-04
    status Active 457-char remark

    Show marketing remark (457 chars)

    Looking for a spacious and move-in ready home? You'll love Space #157! This 1991 model offers 1230 sq ft of comfortable living space, plus a clubhouse and pool for your enjoyment. Vaulted ceilings give the home an open and airy feeling, while the clean, neutral colors make it easy to personalize. Kingsburg's Valkommen Village, a 55+ community, has the features you need! Plus, this home is ready for you to move in - Act fast - this one's sure to go fast!

11. 2023-02-23
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Looking for a spacious and move-in ready home? You'll love Space #157! This 1991 model offers 1230 sq ft of comfortable living space, plus a clubhouse and pool for your enjoyment. Vaulted ceilings give the home an open and airy feeling, while the clean, neutral colors make it easy to personalize. Kingsburg's Valkommen Village, a 55+ community, has the features you need! Plus, this home is ready for you to move in - Act fast - this one's sure to go fast!

12. 2022-11-17
    price $89,000 457-char remark

    Show marketing remark (457 chars)

    Looking for a spacious and move-in ready home? You'll love Space #157! This 1991 model offers 1230 sq ft of comfortable living space, plus a clubhouse and pool for your enjoyment. Vaulted ceilings give the home an open and airy feeling, while the clean, neutral colors make it easy to personalize. Kingsburg's Valkommen Village, a 55+ community, has the features you need! Plus, this home is ready for you to move in - Act fast - this one's sure to go fast!

13. 2022-10-06
    listed $99,500 Active 457-char remark

    Show marketing remark (457 chars)

    Looking for a spacious and move-in ready home? You'll love Space #157! This 1991 model offers 1230 sq ft of comfortable living space, plus a clubhouse and pool for your enjoyment. Vaulted ceilings give the home an open and airy feeling, while the clean, neutral colors make it easy to personalize. Kingsburg's Valkommen Village, a 55+ community, has the features you need! Plus, this home is ready for you to move in - Act fast - this one's sure to go fast!

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$291/yr (+$24/mo · 92.2%)

ⓘ 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: $27,460
• − Mortgage interest: −$4,476
• − Property taxes: −$316
• − Insurance: −$400
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$2,324
• Taxable income: $15,551
• Est. tax owed @ 24.0%: −$3,732
• After-tax cash flow: $12,218/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

-19.7% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $79,900 FRESNOMLS
• 2026-04-17 Price Changed $89,900 FRESNOMLS
• 2026-03-10 Price Changed $95,000 FRESNOMLS
• 2026-03-09 Listed $95,900 FRESNOMLS
• 2025-11-06 Price Changed $99,900 FRESNOMLS
• 2025-09-24 Listed $115,000 FRESNOMLS
• 2023-04-27 Sold (MLS) $84,000 FRESNOMLS
• 2023-04-05 Pending — FRESNOMLS
• 2023-04-04 Relisted — FRESNOMLS
• 2023-02-23 Pending — FRESNOMLS
• 2022-11-17 Price Changed $89,000 FRESNOMLS
• 2022-10-06 Listed $99,500 FRESNOMLS