3550 Duke Ave #24 · Fresno, CA 93727

$94,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 16 Days on market

Built 1971 3,659 sqft lot Est $108k · 12% 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 +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedroom 2 Bath Mobile home in the Country Living Mobile Home Park. Clovis schools. Large front porch, , Large living room with a Dinning room, open kitchen with a den. Home also has fenced backyard with a big storage shed with concrete floor. This is a must see!!

Key facts

• Large front porch
• Big storage shed
• Fenced backyard

Tags

• LARGE FRONT PORCH
• FENCED BACKYARD
• BIG STORAGE SHED
• CONCRETE FLOOR

Property features AI

Finance

• Other: Living area per public records; Located in Fresno County; Directions: From Shields and Duke go north on Duke to property.
• HOA & community: Monthly association fee

Exterior

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

Interior

• Kitchen: Range/oven
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Gas appliances; Range/oven included
• Laundry & utility: Indoor laundry; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.7% in Fresno — 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 62/100 on livability (#469 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, employment D+, crime 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: Miramonte Elementary (567 students, 80% FRL); Clark Intermediate (1,462 students, 61% FRL); Clovis High (2,905 students, 48% FRL) — zoned schools average 63% FRL vs 32% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 327 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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 $656 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 16 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.55%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $107,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3556 N Duke #165	0.14mi	2/2.0	1,440 (+7%)	2mo	$95,000	$66	80
3556 N Duke #175	0.11mi	2/2.0	1,440 (+7%)	6mo	$115,000	$80	78
3550 N Duke #5	0.00mi	3/2.0 (+1)	1,152 (-14%)	2mo	$128,000	$111	70

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 3.10×
• Total profit: $55,841
• Equity at exit: $14,150

10-year hold

• IRR: 53.9%
• Equity multiple: 6.27×
• Total profit: $140,108
• Equity at exit: $8,205

Cash invested: $26,572 (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 93727

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,119

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 45%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5910 E Robinson Ave Fresno, CA	3.0	1.0	1100	$2,050	$1.86	3d	1	0.13mi
3675 Sunnyside Ave Clovis, CA	3.0	2.0	1455	$2,195	$1.51	43d	1	0.22mi
5965 E Shields Ave #177 Fresno, CA	2.0	2.0	1104	$1,550	$1.40	14d	1	0.41mi
973 Garland Ave Clovis, CA	3.0	2.0	1380	$2,485	$1.80	3d	1	0.53mi
1477 Hampton Way Clovis, CA	3.0	1.5	1428	$2,400	$1.68	19d	1	0.60mi
6050 E Princeton Ave Fresno, CA	2.0	2.0	1091	$2,195	$2.01	2d	1	0.67mi
6085 E Hampton Way Fresno, CA	1.0	1.0	1824	$850	$0.47	11d	1	0.74mi
4442 N Manila Ave Fresno, CA	3.0	1.5	1033	$2,150	$2.08	19d	1	1.05mi
6102 E Giavanna Ave Fresno, CA	3.0	2.0	1343	$2,600	$1.94	43d	1	1.24mi
2400 N Armstrong Ave Fresno, CA	3.0	3.0	1400	$900	$0.64	43d	1	1.26mi
6446 E Meritage Dr Fresno, CA	3.0	2.5	1652	$4,195	$2.54	43d	1	1.30mi
3462 N Clover Ave Fresno, CA	3.0	2.0	1787	$2,400	$1.34	23d	1	1.31mi
2519 Ezie Ave Clovis, CA	3.0	2.0	1428	$2,280	$1.60	43d	1	1.36mi
2534 Mustang Dr Clovis, CA	3.0	2.5	1512	$2,350	$1.55	3d	1	1.38mi
5477 E Indianapolis Ave Fresno, CA	3.0	1.0	1403	$2,295	$1.64	43d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $94,900 Active 16 DOM
2. 2026-06-17
   days on market $94,900 Active 15 DOM
3. 2026-06-16
   days on market $94,900 Active 14 DOM
4. 2026-06-15
   days on market $94,900 Active 13 DOM
5. 2026-06-13
   days on market $94,900 Active 11 DOM
6. 2026-06-13
   days on market $94,900 Active 10 DOM
7. 2026-06-10
   days on market $94,900 Active 8 DOM
8. 2026-06-09
   days on market $94,900 Active 7 DOM
9. 2026-06-08
   days on market $94,900 Active 6 DOM
10. 2026-06-07
    days on market $94,900 Active 5 DOM
11. 2026-06-05
    days on market $94,900 Active 2 DOM
12. 2026-06-02
    remarks 265-char remark
13. 2026-06-02
    listed $94,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,966
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$2,761
• Taxable income: $12,677
• Est. tax owed @ 24.0%: −$3,042
• After-tax cash flow: $10,391/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: 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 — Fresno

• Score: 62/100
• State rank: #469
• US rank: #15907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, CA
• County: Fresno County · 834,801 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% Two or more races 22% White 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 1% Slovak 1% Portuguese 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 25% Other Asian/Pacific 13% Other Indo-European 6%

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: ▼ -317.54%
• Current HPI: 379.1959
• Rent YoY: ▲ 2.95%
• 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

• 2026-06-01 Listed $94,900 FRESNOMLS