1001 Sylmar #30 · Clovis, CA 93612

$129,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 69 Days on market

Built 1973 Good condition $90/sqft · 31% above area Est $99k · 31% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a hard to find 3 bedroom 2 bath mobile home located in the highly desirable Woods Mobile Home Park. This beautifully refurbished home has been updated from top to bottom, featuring fresh interior and exterior paint, a refurbished roof and HVAC system and a new water heater. Step inside to find brand-new flooring throughout, stunning granite countertops, and a fully updated kitchen complete with all new appliances.The home also features modern can lighting in the kitchen and bathrooms, along with new sinks and faucets for a clean contemporary feel. Residents of this exceptional community enjoy a pool, spa, clubhouse exercise room, library, billiards room and an entirely update kitchen in the clubhouse for gatherings and events. Conveniently located near freeways, shopping, restaurants,hospitals and medical offices. This move in home offers comfort and convenience in one of the best parks in town.

Key facts

• Community pool
• Built 1973
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.45% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $99,260
• List price: $129,900
• Delta: 30.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Sylmar Ave #92	0.01mi	3/2.0	1,456 (+1%)	5mo	$170,000	$117	94
1001 Sylmar Ave #218	0.01mi	2/2.0 (-1)	1,440 (0%)	8mo	$85,000	$59	88
1001 Sylmar #94	0.01mi	3/2.0	1,536 (+7%)	1mo	$149,900	$98	88
1001 Sylmar Ave #131	0.19mi	3/2.0	1,404 (-2%)	1mo	$136,500	$97	86
1001 Sylmar Ave #99	0.19mi	3/2.0	1,488 (+3%)	2mo	$135,000	$91	84
1001 Sylmar Ave Spc 2	0.19mi	2/2.0 (-1)	1,440 (0%)	6mo	$100,000	$69	81
1001 Sylmar Ave #155	0.19mi	2/2.0 (-1)	1,536 (+7%)	2mo	$100,000	$65	74
1500 Villa Ave #76	0.45mi	2/1.8 (-1)	1,440 (0%)	7mo	$59,000	$41	67
1500 Villa Ave #94	0.45mi	2/2.0 (-1)	1,440 (0%)	8mo	$45,000	$31	67
1500 Villa Ave #117	0.45mi	2/2.0 (-1)	1,440 (0%)	8mo	$60,000	$42	67
1001 Sylmar Ave. #198	0.19mi	2/2.0 (-1)	1,248 (-13%)	6mo	$129,000	$103	59
1500 W Villa #32	0.45mi	2/2.0 (-1)	1,248 (-13%)	1mo	$98,500	$79	51

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $15,844
• Equity at exit: $19,369

10-year hold

• IRR: 19.8%
• Equity multiple: 2.64×
• Total profit: $59,540
• Equity at exit: $11,231

Cash invested: $36,372 (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 93612

• Rents YoY: 2.6%
• Active inventory: 85
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $589

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 64%

Sensitivity live

Price	-10% $679	-5% $634	+0% $589	+5% $544	+10% $499
Rent	-10% $440	-5% $515	+0% $589	+5% $664	+10% $738
Rate	-1.0pp $655	-0.5pp $622	base $589	+0.5pp $556	+1.0pp $521

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	24d	3	0.14mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	44d	1	0.24mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	44d	1	0.31mi
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	44d	1	0.31mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	22d	1	0.35mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	3d	1	0.35mi
1042 Adler Dr Clovis, CA	2.0	1.5	1200	$1,895	$1.58	44d	1	0.39mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	44d	1	0.41mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	24d	1	0.50mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	2d	13	0.58mi
537 W Escalon Ave Apt 101 Clovis, CA	2.0	2.0	1000	$1,600	$1.60	44d	1	0.58mi
608 W Scott Ave Clovis, CA	3.0	2.0	1398	$2,100	$1.50	2d	1	0.60mi
251 Minnewawa Ave Clovis, CA	2.0	1.5	1100	$2,100	$1.91	15d	1	0.82mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	22d	1	0.92mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,945	$2.30	12d	2	0.93mi
445 W San Gabriel Ave Clovis, CA	4.0	2.0	1448	$2,400	$1.66	24d	1	1.01mi
3143 Matoian Way Fresno, CA	1.0–2.0	1.0–2.0	971	$1,960	$2.02	44d	1	1.02mi
535 W Polson Ave Clovis, CA	3.0	2.0	1724	$2,300	$1.33	44d	1	1.02mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	3d	1	1.08mi
841 W San Gabriel Ave Clovis, CA	3.0	2.0	1288	$1,995	$1.55	44d	1	1.13mi
145 Rall Ave Clovis, CA	3.0	2.0	1200	$1,900	$1.58	16d	1	1.21mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	2d	3	1.21mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	2d	8	1.22mi
955 Brookside Dr Clovis, CA	4.0	2.0	1221	$2,200	$1.80	24d	1	1.24mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	24d	1	1.26mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	24d	1	1.26mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	44d	1	1.26mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	22d	1	1.26mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	44d	1	1.26mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	44d	1	1.26mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	44d	1	1.26mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	44d	1	1.26mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	3d	1	1.26mi
2810 Willow Ave Clovis, CA	2.0	2.0	928	$1,623	$1.75	24d	1	1.29mi
2810 Willow Ave Clovis, CA	2.0	2.0	890	$1,572	$1.77	11d	1	1.29mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	2d	7	1.33mi
4885 N Chestnut Ave Fresno, CA	2.0	1.5	1125	$1,565	$1.39	44d	1	1.34mi
68 W Norwich Ave Clovis, CA	4.0	2.0	1312	$2,500	$1.91	44d	1	1.37mi
360 Cole Ave Clovis, CA	2.0	2.0	1224	$1,600	$1.31	44d	1	1.38mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	24d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 69 DOM
2. 2026-06-17
   days on market $129,900 Active 68 DOM
3. 2026-06-16
   days on market $129,900 Active 67 DOM
4. 2026-06-15
   days on market $129,900 Active 66 DOM
5. 2026-06-13
   days on market $129,900 Active 64 DOM
6. 2026-06-13
   days on market $129,900 Active 63 DOM
7. 2026-06-10
   days on market $129,900 Active 61 DOM
8. 2026-06-09
   days on market $129,900 Active 60 DOM
9. 2026-06-08
   days on market $129,900 Active 59 DOM
10. 2026-06-07
    days on market $129,900 Active 58 DOM
11. 2026-06-05
    days on market $129,900 Active 55 DOM
12. 2026-06-03
    days on market $129,900 Active 54 DOM
13. 2026-06-02
    days on market $129,900 Active 53 DOM
14. 2026-06-01
    days on market $129,900 Active 52 DOM
15. 2026-05-31
    days on market $129,900 Active 51 DOM
16. 2026-05-15
    price $129,900 919-char remark

    Show marketing remark (919 chars)

    This is a hard to find 3 bedroom 2 bath mobile home located in the highly desirable Woods Mobile Home Park. This beautifully refurbished home has been updated from top to bottom, featuring fresh interior and exterior paint, a refurbished roof and HVAC system and a new water heater. Step inside to find brand-new flooring throughout, stunning granite countertops, and a fully updated kitchen complete with all new appliances.The home also features modern can lighting in the kitchen and bathrooms, along with new sinks and faucets for a clean contemporary feel. Residents of this exceptional community enjoy a pool, spa, clubhouse exercise room, library, billiards room and an entirely update kitchen in the clubhouse for gatherings and events. Conveniently located near freeways, shopping, restaurants,hospitals and medical offices. This move in home offers comfort and convenience in one of the best parks in town.

17. 2026-04-08
    listed $139,900 Active 919-char remark

    Show marketing remark (919 chars)

    This is a hard to find 3 bedroom 2 bath mobile home located in the highly desirable Woods Mobile Home Park. This beautifully refurbished home has been updated from top to bottom, featuring fresh interior and exterior paint, a refurbished roof and HVAC system and a new water heater. Step inside to find brand-new flooring throughout, stunning granite countertops, and a fully updated kitchen complete with all new appliances.The home also features modern can lighting in the kitchen and bathrooms, along with new sinks and faucets for a clean contemporary feel. Residents of this exceptional community enjoy a pool, spa, clubhouse exercise room, library, billiards room and an entirely update kitchen in the clubhouse for gatherings and events. Conveniently located near freeways, shopping, restaurants,hospitals and medical offices. This move in home offers comfort and convenience in one of the best parks in town.

18. 2025-09-08
    price $89,900

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 15 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: $22,586
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,779
• Taxable income: $5,319
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $5,794/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

Good 80/100 Cosmetic rehab

This beautifully refurbished mobile home in the Woods Mobile Home Park is in good condition with fresh paint, new flooring, and updated appliances. It offers a good investment opportunity with potential for further value enhancement through landscaping and interior painting.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh exterior and interior paint improves curb appeal and interior aesthetics
• Resale upgrading appliances — new appliances in the kitchen and bathrooms enhance functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh exterior and interior paint improves curb appeal and interior aesthetics ↑
• Resale upgrading appliances — new appliances in the kitchen and bathrooms enhance functionality and 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

+44.5% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $129,900 FRESNOMLS
• 2026-04-08 Listed $139,900 FRESNOMLS
• 2025-09-08 Price Changed $89,900 FRESNOMLS