1551 6th Ave #35 · Kingsburg, CA 93631

$95,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 19 Days on market

Built 1998 Est $84k · 12% over

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Why this score? — see what drove the C+ 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 +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Valkommen, a dream retirement community in the charming town of Kingsburg. This 3 bedrooms 2 baths home is welcoming as soon as you step inside with plenty of space and daylight. The livingroom is warm and large enough to host family and friends. The skylight gives it an extra airy touch. The kitchen has ample storage space for all your cooking and baking needs. The master bedroom is spacious and offers a large walk-in closet. It is completed by the master bathroom equipped with a walk-in tub for safety and convenience as you enjoy a warm relaxing bath. Don't miss the amenities that this quaint park has to offer from the clubhouse to the swimming pool, the activities are endless, and being a short distance from the unique restaurants and stores that Kingsburg has to offer, you'll be enjoying the best retirement experience any place could provide.

Key facts

• Clubhouse
• Walk-in closet
• Community amenities

Tags

• WALK-IN CLOSET
• PRIVATE BATHROOM
• WALK-IN TUB
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Association fee paid monthly

Exterior

• Parking: Carport; Has carport
• Utilities: Electric connected; Public sewer; Public utilities
• Home design: Single-story; Mobile home; Park space rented; Sunview make
• Construction: Wood siding; Composition roof; Concrete foundation with wood subfloor; Built as a manufactured/mobile home
• Exterior features: Covered patio/porch; Urban setting; Private in-ground community pool

Interior

• Kitchen: Range/oven (full-size)
• Flooring: Carpet; Laminate
• Bathrooms: Two bathrooms with tub/shower
• Heating & cooling: Central heat and air
• Interior features: Disposal; Dishwasher; Refrigerator
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% 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); Kingsburg High (math 33% / reading 70%, grade D+, #312 of 1,170 statewide, top 27%, 1,092 students, 62% FRL) — zoned schools average 66% FRL vs 46% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago 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.
• Current owner paid $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $93,575 (1.5% below list)

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: 2.42% ✓
• Cap rate: 22.06%
• Cash-on-cash: 56.32%
• DSCR: 3.51
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $84,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 6th Avenue Dr #38	0.04mi	2/2.0 (-1)	1,368 (+4%)	1mo	$50,000	$37	87
1551 6th #179 Ave	0.00mi	2/2.0 (-1)	1,344 (+2%)	7mo	$85,500	$64	86
1551 6th Ave #179	0.11mi	2/2.0 (-1)	1,344 (+2%)	7mo	$85,500	$64	81
1551 6th Ave Dr Dr Spc 95	0.11mi	2/2.0 (-1)	1,344 (+2%)	9mo	$113,000	$84	80
1551 6th Ave Dr #18	0.11mi	2/2.0 (-1)	1,344 (+2%)	10mo	$99,000	$74	78
1551 6th Ave Dr #18	0.11mi	2/2.0 (-1)	1,344 (+2%)	10mo	$99,000	$74	78
1551 6th Avenue Dr #134	0.11mi	3/2.0	1,344 (+2%)	18mo	$70,000	$52	77
1551 6th Avenue Dr #77	0.11mi	2/2.0 (-1)	1,314 (-0%)	18mo	$103,000	$78	74
1551 6th Avenue Dr #77	0.11mi	2/2.0 (-1)	1,314 (-0%)	18mo	$103,000	$78	74
1551 6th Avenue Dr #49	0.00mi	2/2.0 (-1)	1,440 (+9%)	10mo	$65,000	$45	72
1551 6th Avenue Dr #49	0.00mi	2/2.0 (-1)	1,440 (+9%)	10mo	$65,000	$45	72
1551 6Th Avenue Dr #155	0.00mi	2/2.0 (-1)	1,230 (-7%)	20mo	$70,000	$57	67

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: 54.7%
• Equity multiple: 3.41×
• Total profit: $64,092
• Equity at exit: $14,165

10-year hold

• IRR: 59.8%
• Equity multiple: 6.94×
• Total profit: $158,103
• Equity at exit: $8,214

Cash invested: $26,600 (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: 73
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,248

Break-even live

Break-even rent $716

Max offer price $95,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,302	-5% $1,275	+0% $1,248	+5% $1,221	+10% $1,195
Rent	-10% $1,067	-5% $1,158	+0% $1,248	+5% $1,339	+10% $1,430
Rate	-1.0pp $1,296	-0.5pp $1,273	base $1,248	+0.5pp $1,224	+1.0pp $1,199

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 Nevada St Kingsburg, CA	3.0	2.0	1210	$2,300	$1.90	16d	1	0.17mi
1080 Lewis St Kingsburg, CA	3.0	1.0	900	$2,000	$2.22	4d	1	0.55mi
2164 18th Ave Kingsburg, CA	3.0	1.0	1550	$2,435	$1.57	16d	1	1.00mi

Listing history 33 events

1. 2026-06-22
   days on market $95,000 Active 19 DOM
2. 2026-06-19
   days on market $95,000 Active 17 DOM
3. 2026-06-18
   days on market $95,000 Active 16 DOM
4. 2026-06-17
   days on market $95,000 Active 15 DOM
5. 2026-06-16
   days on market $95,000 Active 14 DOM
6. 2026-06-15
   days on market $95,000 Active 13 DOM
7. 2026-06-14
   days on market $95,000 Active 11 DOM
8. 2026-06-13
   days on marketlisting id $95,000 Active 10 DOM
9. 2026-06-10
   days on market $95,000 Active 55 DOM
10. 2026-06-09
    days on market $95,000 Active 54 DOM
11. 2026-06-08
    days on market $95,000 Active 53 DOM
12. 2026-06-07
    days on market $95,000 Active 52 DOM
13. 2026-06-05
    days on marketlisting id $95,000 Active 49 DOM
14. 2026-06-02
    days on marketlisting id $95,000 Active 1 DOM
15. 2026-06-01
    days on market $95,000 Active 46 DOM
16. 2026-05-31
    days on market $95,000 Active 45 DOM
17. 2026-05-30
    days on market $95,000 Active 44 DOM
18. 2026-04-15
    listed $95,000 Active
19. 2025-06-20
    historical Pending Accepting Backups 869-char remark

    Show marketing remark (869 chars)

    Welcome to Valkommen, a dream retirement community in the charming town of Kingsburg. This 3 bedrooms 2 baths home is welcoming as soon as you step inside with plenty of space and daylight. The livingroom is warm and large enough to host family and friends. The skylight gives it an extra airy touch. The kitchen has ample storage space for all your cooking and baking needs. The master bedroom is spacious and offers a large walk-in closet. It is completed by the master bathroom equipped with a walk-in tub for safety and convenience as you enjoy a warm relaxing bath. Don't miss the amenities that this quaint park has to offer from the clubhouse to the swimming pool, the activities are endless, and being a short distance from the unique restaurants and stores that Kingsburg has to offer, you'll be enjoying the best retirement experience any place could provide.

20. 2025-06-20
    soldstatus $70,000 Sold 869-char remark

    Show marketing remark (869 chars)

    Welcome to Valkommen, a dream retirement community in the charming town of Kingsburg. This 3 bedrooms 2 baths home is welcoming as soon as you step inside with plenty of space and daylight. The livingroom is warm and large enough to host family and friends. The skylight gives it an extra airy touch. The kitchen has ample storage space for all your cooking and baking needs. The master bedroom is spacious and offers a large walk-in closet. It is completed by the master bathroom equipped with a walk-in tub for safety and convenience as you enjoy a warm relaxing bath. Don't miss the amenities that this quaint park has to offer from the clubhouse to the swimming pool, the activities are endless, and being a short distance from the unique restaurants and stores that Kingsburg has to offer, you'll be enjoying the best retirement experience any place could provide.

21. 2025-04-26
    status Pending 869-char remark

    Show marketing remark (869 chars)

    Welcome to Valkommen, a dream retirement community in the charming town of Kingsburg. This 3 bedrooms 2 baths home is welcoming as soon as you step inside with plenty of space and daylight. The livingroom is warm and large enough to host family and friends. The skylight gives it an extra airy touch. The kitchen has ample storage space for all your cooking and baking needs. The master bedroom is spacious and offers a large walk-in closet. It is completed by the master bathroom equipped with a walk-in tub for safety and convenience as you enjoy a warm relaxing bath. Don't miss the amenities that this quaint park has to offer from the clubhouse to the swimming pool, the activities are endless, and being a short distance from the unique restaurants and stores that Kingsburg has to offer, you'll be enjoying the best retirement experience any place could provide.

22. 2025-04-09
    price $79,900 869-char remark

    Show marketing remark (869 chars)

    Welcome to Valkommen, a dream retirement community in the charming town of Kingsburg. This 3 bedrooms 2 baths home is welcoming as soon as you step inside with plenty of space and daylight. The livingroom is warm and large enough to host family and friends. The skylight gives it an extra airy touch. The kitchen has ample storage space for all your cooking and baking needs. The master bedroom is spacious and offers a large walk-in closet. It is completed by the master bathroom equipped with a walk-in tub for safety and convenience as you enjoy a warm relaxing bath. Don't miss the amenities that this quaint park has to offer from the clubhouse to the swimming pool, the activities are endless, and being a short distance from the unique restaurants and stores that Kingsburg has to offer, you'll be enjoying the best retirement experience any place could provide.

23. 2025-03-10
    price $84,900 869-char remark

    Show marketing remark (869 chars)

    Welcome to Valkommen, a dream retirement community in the charming town of Kingsburg. This 3 bedrooms 2 baths home is welcoming as soon as you step inside with plenty of space and daylight. The livingroom is warm and large enough to host family and friends. The skylight gives it an extra airy touch. The kitchen has ample storage space for all your cooking and baking needs. The master bedroom is spacious and offers a large walk-in closet. It is completed by the master bathroom equipped with a walk-in tub for safety and convenience as you enjoy a warm relaxing bath. Don't miss the amenities that this quaint park has to offer from the clubhouse to the swimming pool, the activities are endless, and being a short distance from the unique restaurants and stores that Kingsburg has to offer, you'll be enjoying the best retirement experience any place could provide.

24. 2025-02-17
    listed $89,900 Active 869-char remark

    Show marketing remark (869 chars)

    Welcome to Valkommen, a dream retirement community in the charming town of Kingsburg. This 3 bedrooms 2 baths home is welcoming as soon as you step inside with plenty of space and daylight. The livingroom is warm and large enough to host family and friends. The skylight gives it an extra airy touch. The kitchen has ample storage space for all your cooking and baking needs. The master bedroom is spacious and offers a large walk-in closet. It is completed by the master bathroom equipped with a walk-in tub for safety and convenience as you enjoy a warm relaxing bath. Don't miss the amenities that this quaint park has to offer from the clubhouse to the swimming pool, the activities are endless, and being a short distance from the unique restaurants and stores that Kingsburg has to offer, you'll be enjoying the best retirement experience any place could provide.

25. 2021-04-27
    price $65,000 304-char remark

    Show marketing remark (304 chars)

    Well cared for 3 bedroom 2 bath home in Valkommen Village Senior Park. Great open floor plan with spacious kitchen and pantry. Bedrooms are nice size with walk in closets. Front bathroom has a walkin therapeutic bath tub and shower. Home is located close to club house, pool and all other park amenities.

26. 2021-04-23
    soldstatus $65,000 Sold 304-char remark

    Show marketing remark (304 chars)

    Well cared for 3 bedroom 2 bath home in Valkommen Village Senior Park. Great open floor plan with spacious kitchen and pantry. Bedrooms are nice size with walk in closets. Front bathroom has a walkin therapeutic bath tub and shower. Home is located close to club house, pool and all other park amenities.

27. 2021-02-04
    status Pending 304-char remark

    Show marketing remark (304 chars)

    Well cared for 3 bedroom 2 bath home in Valkommen Village Senior Park. Great open floor plan with spacious kitchen and pantry. Bedrooms are nice size with walk in closets. Front bathroom has a walkin therapeutic bath tub and shower. Home is located close to club house, pool and all other park amenities.

28. 2021-02-04
    price $75,000 304-char remark

    Show marketing remark (304 chars)

    Well cared for 3 bedroom 2 bath home in Valkommen Village Senior Park. Great open floor plan with spacious kitchen and pantry. Bedrooms are nice size with walk in closets. Front bathroom has a walkin therapeutic bath tub and shower. Home is located close to club house, pool and all other park amenities.

29. 2020-11-12
    listed $75,000 Active 304-char remark

    Show marketing remark (304 chars)

    Well cared for 3 bedroom 2 bath home in Valkommen Village Senior Park. Great open floor plan with spacious kitchen and pantry. Bedrooms are nice size with walk in closets. Front bathroom has a walkin therapeutic bath tub and shower. Home is located close to club house, pool and all other park amenities.

30. 2009-06-05
    soldstatus $42,000
31. 2009-05-28
    price $42,500
32. 2009-05-28
    historical
33. 2008-07-01
    listed $42,000

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$388/yr (+$32/mo · 116.2%)

ⓘ 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: $27,554
• − Mortgage interest: −$5,321
• − Property taxes: −$334
• − Insurance: −$475
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$2,764
• Taxable income: $14,251
• Est. tax owed @ 24.0%: −$3,420
• After-tax cash flow: $11,560/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

+126.2% since first listed

16 events — show timeline

• 2026-04-15 Listed $95,000 FRESNOMLS
• 2025-06-20 Contingent — FRESNOMLS
• 2025-06-20 Sold (MLS) $70,000 FRESNOMLS
• 2025-04-26 Pending — FRESNOMLS
• 2025-04-09 Price Changed $79,900 FRESNOMLS
• 2025-03-10 Price Changed $84,900 FRESNOMLS
• 2025-02-17 Listed $89,900 FRESNOMLS
• 2021-04-27 Price Changed $65,000 FRESNOMLS
• 2021-04-23 Sold (MLS) $65,000 FRESNOMLS
• 2021-02-04 Pending — FRESNOMLS
• 2021-02-04 Price Changed $75,000 FRESNOMLS
• 2020-11-12 Listed $75,000 FRESNOMLS
• 2009-06-05 Sold (MLS) $42,000 FRESNOMLS
• 2009-05-28 Delisted — FRESNOMLS
• 2009-05-28 Price Changed $42,500 FRESNOMLS
• 2008-07-01 Listed $42,000 FRESNOMLS