1701 Dinuba Ave #110 · Selma, CA 93662

$80,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 161 Days on market

Built 1978 Fair condition $56/sqft · at area comps Est $81k · 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 +8.2/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to McCall Village, a peaceful 55+ community in the heart of Selma. This spacious home offers approximately 1,440 sq ft of living space, which features a large living room, spacious kitchen and breakfast bar, spacious closets including an oversized primary bedroom closet, and easy-to-maintain landscaping, fruit trees, and 3 storage sheds, perfect for relaxed, low-maintenance living.Built in 1978, the home has great bones and just needs a little TLC to truly shine. The location makes coming and going a breeze, and the space rent includes access to several desirable community amenities, including a pool, a clubhouse, and gates that close at night. Space rent includes water, garbage, and sewer.Come see the possibilities! Schedule your visit and get park-approved before this opportunity slips away.

Key facts

• Spacious kitchen
• Large living room
• Fruit trees

Tags

• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• BREAKFAST BAR
• EASY TO MAINTAIN LANDSCAPING
• FRUIT TREES
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% 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: schools D-, crime F, amenities 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.
• Market conditions: 60 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 37% 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 $553 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.34% ✓
• Cap rate: 20.22%
• Cash-on-cash: 49.73%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $81,280
• List price: $80,000
• Delta: -1.57%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Dinuba Ave #55	0.04mi	3/2.0 (+1)	1,484 (+3%)	4mo	$100,000	$67	85
1701 E Dinuba Ave #33	0.05mi	2/2.0	1,440 (0%)	16mo	$77,000	$53	84
1701 Dinuba Ave #17	0.05mi	2/2.0	1,440 (0%)	18mo	$72,000	$50	82
1701 Dinuba Ave #17	0.05mi	2/2.0	1,440 (0%)	18mo	$72,000	$50	82
1701 Dinuba Ave #121	0.04mi	2/2.0	1,440 (0%)	19mo	$78,000	$54	82
1701 Dinuba Ave #121	0.04mi	2/2.0	1,440 (0%)	19mo	$78,000	$54	82
1701 Dinuba Ave #107	0.05mi	3/2.0 (+1)	1,440 (0%)	18mo	$62,000	$43	77
1701 Dinuba Ave #42	0.04mi	2/2.0	1,344 (-7%)	13mo	$45,000	$33	76
1701 Dinuba Ave Spc 56	0.04mi	2/2.0	1,248 (-13%)	2mo	$68,000	$54	74
1701 Dinuba Ave Spc 56	0.04mi	2/2.0	1,248 (-13%)	2mo	$68,000	$54	74
1701 Dinuba Ave #134	0.04mi	2/2.0	1,344 (-7%)	16mo	$83,000	$62	74
1701 Dinuba Ave #167	0.04mi	2/1.8	1,344 (-7%)	20mo	$85,000	$63	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: 47.4%
• Equity multiple: 3.06×
• Total profit: $46,187
• Equity at exit: $11,928

10-year hold

• IRR: 53.1%
• Equity multiple: 6.20×
• Total profit: $116,463
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $928

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 45%

Sensitivity live

Price	-10% $984	-5% $956	+0% $928	+5% $901	+10% $873
Rent	-10% $780	-5% $854	+0% $928	+5% $1,002	+10% $1,076
Rate	-1.0pp $969	-0.5pp $949	base $928	+0.5pp $908	+1.0pp $886

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $80,000 Active 161 DOM
2. 2026-06-17
   days on market $80,000 Active 160 DOM
3. 2026-06-16
   days on market $80,000 Active 159 DOM
4. 2026-06-15
   days on market $80,000 Active 158 DOM
5. 2026-06-13
   days on market $80,000 Active 156 DOM
6. 2026-06-13
   days on market $80,000 Active 155 DOM
7. 2026-06-10
   days on market $80,000 Active 153 DOM
8. 2026-06-09
   days on market $80,000 Active 152 DOM
9. 2026-06-08
   days on market $80,000 Active 151 DOM
10. 2026-06-07
    days on market $80,000 Active 150 DOM
11. 2026-06-05
    days on market $80,000 Active 147 DOM
12. 2026-06-03
    days on market $80,000 Active 146 DOM
13. 2026-06-02
    days on market $80,000 Active 145 DOM
14. 2026-06-01
    days on market $80,000 Active 144 DOM
15. 2026-05-31
    days on market $80,000 Active 143 DOM
16. 2026-05-12
    status Active 812-char remark

    Show marketing remark (812 chars)

    Welcome to McCall Village, a peaceful 55+ community in the heart of Selma. This spacious home offers approximately 1,440 sq ft of living space, which features a large living room, spacious kitchen and breakfast bar, spacious closets including an oversized primary bedroom closet, and easy-to-maintain landscaping, fruit trees, and 3 storage sheds, perfect for relaxed, low-maintenance living.Built in 1978, the home has great bones and just needs a little TLC to truly shine. The location makes coming and going a breeze, and the space rent includes access to several desirable community amenities, including a pool, a clubhouse, and gates that close at night. Space rent includes water, garbage, and sewer.Come see the possibilities! Schedule your visit and get park-approved before this opportunity slips away.

17. 2026-04-28
    historical Pending Accepting Backups 812-char remark

    Show marketing remark (812 chars)

    Welcome to McCall Village, a peaceful 55+ community in the heart of Selma. This spacious home offers approximately 1,440 sq ft of living space, which features a large living room, spacious kitchen and breakfast bar, spacious closets including an oversized primary bedroom closet, and easy-to-maintain landscaping, fruit trees, and 3 storage sheds, perfect for relaxed, low-maintenance living.Built in 1978, the home has great bones and just needs a little TLC to truly shine. The location makes coming and going a breeze, and the space rent includes access to several desirable community amenities, including a pool, a clubhouse, and gates that close at night. Space rent includes water, garbage, and sewer.Come see the possibilities! Schedule your visit and get park-approved before this opportunity slips away.

18. 2026-02-20
    status Active 812-char remark

    Show marketing remark (812 chars)

    Welcome to McCall Village, a peaceful 55+ community in the heart of Selma. This spacious home offers approximately 1,440 sq ft of living space, which features a large living room, spacious kitchen and breakfast bar, spacious closets including an oversized primary bedroom closet, and easy-to-maintain landscaping, fruit trees, and 3 storage sheds, perfect for relaxed, low-maintenance living.Built in 1978, the home has great bones and just needs a little TLC to truly shine. The location makes coming and going a breeze, and the space rent includes access to several desirable community amenities, including a pool, a clubhouse, and gates that close at night. Space rent includes water, garbage, and sewer.Come see the possibilities! Schedule your visit and get park-approved before this opportunity slips away.

19. 2026-02-06
    historical Pending Accepting Backups 812-char remark

    Show marketing remark (812 chars)

    Welcome to McCall Village, a peaceful 55+ community in the heart of Selma. This spacious home offers approximately 1,440 sq ft of living space, which features a large living room, spacious kitchen and breakfast bar, spacious closets including an oversized primary bedroom closet, and easy-to-maintain landscaping, fruit trees, and 3 storage sheds, perfect for relaxed, low-maintenance living.Built in 1978, the home has great bones and just needs a little TLC to truly shine. The location makes coming and going a breeze, and the space rent includes access to several desirable community amenities, including a pool, a clubhouse, and gates that close at night. Space rent includes water, garbage, and sewer.Come see the possibilities! Schedule your visit and get park-approved before this opportunity slips away.

20. 2026-01-08
    listed $80,000 Active 812-char remark

    Show marketing remark (812 chars)

    Welcome to McCall Village, a peaceful 55+ community in the heart of Selma. This spacious home offers approximately 1,440 sq ft of living space, which features a large living room, spacious kitchen and breakfast bar, spacious closets including an oversized primary bedroom closet, and easy-to-maintain landscaping, fruit trees, and 3 storage sheds, perfect for relaxed, low-maintenance living.Built in 1978, the home has great bones and just needs a little TLC to truly shine. The location makes coming and going a breeze, and the space rent includes access to several desirable community amenities, including a pool, a clubhouse, and gates that close at night. Space rent includes water, garbage, and sewer.Come see the possibilities! Schedule your visit and get park-approved before this opportunity slips away.

ⓘ 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 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: $22,498
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$2,327
• Taxable income: $10,490
• Est. tax owed @ 24.0%: −$2,518
• After-tax cash flow: $8,622/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. The exterior siding and interior spaces need freshening up to enhance its curb appeal and resale potential.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Moderate kitchen cabinets — Old and dated
• Moderate bathroom fixtures — Old and dated
• Minor landscaping — Overgrown areas

Value-add opportunities

• Resale paint exterior siding — Enhances curb appeal
• Both replace carpet — Improves comfort and appearance
• Resale update kitchen cabinets — Modernizes the space
• Resale update bathroom fixtures — Modernizes the space

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
kitchen cabinets · Old and dated	Moderate	$3,000–15,000
bathroom fixtures · Old and dated	Moderate	$3,000–15,000
landscaping · Overgrown areas	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Resale paint exterior siding — Enhances curb appeal ↑
• Both replace carpet — Improves comfort and appearance ↑
• Resale update kitchen cabinets — Modernizes the space ↑
• Resale update bathroom fixtures — Modernizes the space ↑

ⓘ 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: 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

5 events — show timeline

• 2026-05-12 Relisted — FRESNOMLS
• 2026-04-28 Contingent — FRESNOMLS
• 2026-02-20 Relisted — FRESNOMLS
• 2026-02-06 Contingent — FRESNOMLS
• 2026-01-08 Listed $80,000 FRESNOMLS