1650 Villa Ave #48 · Clovis, CA 93612

$204,900

3 bd · 2.0 ba · 1,310 sqft · Manufactured · 69 Days on market

Built 2024 Excellent condition 2,800 sqft lot $156/sqft · 148% above area

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Condition / age +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 3BR/2BA Double-Wide Manufactured Home in Campus Corral Mobile Home Park, Senior Community in Clovis! Welcome to this beautiful home located in the peaceful and desirable neighborhood, nestled in a serene setting, this home offers a quiet lifestyle while still being conveniently close to local amenities. You'll find shopping, dining, and parks just a short drive away, with easy access to the 168 freeway for quick connections to all the best Clovis and Fresno have to offer.Built in 2024, this energy-efficient, move-in ready home provides 1,310 sq. ft. of open-concept living space. With its light and airy feel, the home features dual-pane windows and central air and heating for year-round comfort. The spacious living and dining areas, highlighted by vaulted ceilings and soft, neutral tones, are perfect for both relaxing and entertaining. The master suite is a true retreat, with a vaulted ceiling, ceiling fan, and a large walk-in closet. The en-suite bath offers a built-in linen closet, dual sinks, and a generous shower. The chef-inspired kitchen includes white wood cabinetry, stunning countertops, a gas range, dishwasher, refrigerator, a central island, and a breakfast bar for casual dining or entertaining. The adjacent oversized dining room opens to the family room, making this the heart of the home. An inside laundry room with gas hookups and beautifully landscaped grounds complete the package.

Key facts

• Dual-pane windows
• Vaulted ceilings
• Energy-efficient

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• ENERGY-EFFICIENT
• OPEN-CONCEPT LIVING SPACE
• DUAL-PANE WINDOWS
• CENTRAL AIR AND HEATING
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $82 ($987/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (7.4% below list).
• Recommended offer: $190k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Sierra Vista Elementary (503 students, 87% FRL); Clark Intermediate (1,462 students, 61% FRL); Clovis High (2,905 students, 48% FRL) — zoned schools average 65% FRL vs 32% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($193k) 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 $189,654 (7.4% 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 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $82,758
• List price: $204,900
• Delta: 147.59%
• 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
1500 W Villa #32	0.11mi	2/2.0 (-1)	1,248 (-5%)	1mo	$98,500	$79	81
1500 Villa Ave #94	0.11mi	2/2.0 (-1)	1,440 (+10%)	8mo	$45,000	$31	67
1500 Villa Ave #76	0.11mi	2/1.8 (-1)	1,440 (+10%)	7mo	$59,000	$41	67
1500 Villa Ave #117	0.12mi	2/2.0 (-1)	1,440 (+10%)	8mo	$60,000	$42	66
1001 Sylmar Ave #131	0.54mi	3/2.0	1,404 (+7%)	1mo	$136,500	$97	62
1724 Minnewawa Ave #134	0.30mi	2/2.0 (-1)	1,140 (-13%)	1mo	$90,000	$79	59
1001 Sylmar Ave. #198	0.54mi	2/2.0 (-1)	1,248 (-5%)	6mo	$129,000	$103	57
1001 Sylmar Ave #92	0.56mi	3/2.0	1,456 (+11%)	5mo	$170,000	$117	51
1001 Sylmar Ave #99	0.54mi	3/2.0	1,488 (+14%)	2mo	$135,000	$91	50
1001 Sylmar Ave Spc 2	0.54mi	2/2.0 (-1)	1,440 (+10%)	6mo	$100,000	$69	48
1001 Sylmar Ave #207	0.54mi	2/2.0 (-1)	1,440 (+10%)	8mo	$100,000	$69	46
1001 Sylmar Ave #218	0.56mi	2/2.0 (-1)	1,440 (+10%)	8mo	$85,000	$59	46

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-28,601
• Equity at exit: $30,551

10-year hold

• IRR: -5.7%
• Equity multiple: 0.64×
• Total profit: $-20,756
• Equity at exit: $17,716

Cash invested: $57,372 (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: 86
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,074/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $82

Break-even live

Break-even rent $1,792

Max offer price $204,900

Occupancy floor 91%

Sensitivity live

Price	-10% $224	-5% $153	+0% $82	+5% $11	+10% $-59
Rent	-10% $-68	-5% $7	+0% $82	+5% $157	+10% $232
Rate	-1.0pp $185	-0.5pp $134	base $82	+0.5pp $29	+1.0pp $-25

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	46d	1	0.23mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	46d	1	0.29mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	46d	1	0.38mi
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	25d	3	0.43mi
608 W Scott Ave Clovis, CA	3.0	2.0	1398	$2,100	$1.50	0d	1	0.44mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	25d	1	0.52mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	5d	1	0.55mi
445 W San Gabriel Ave Clovis, CA	4.0	2.0	1448	$2,400	$1.66	25d	1	0.58mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	23d	1	0.59mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	4d	1	0.66mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	46d	1	0.66mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	23d	1	0.67mi
145 Rall Ave Clovis, CA	3.0	2.0	1200	$1,900	$1.58	18d	1	0.69mi
1042 Adler Dr Clovis, CA	2.0	1.5	1200	$1,895	$1.58	46d	1	0.70mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	46d	1	0.81mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	25d	1	0.81mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	46d	1	0.81mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	5d	1	0.81mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	46d	1	0.81mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	46d	1	0.81mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	46d	1	0.81mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	23d	1	0.81mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	25d	1	0.81mi
68 W Norwich Ave Clovis, CA	4.0	2.0	1312	$2,500	$1.91	46d	1	0.85mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,741	$2.18	0d	12	0.86mi
841 W San Gabriel Ave Clovis, CA	3.0	2.0	1288	$1,995	$1.55	46d	1	0.91mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	4d	8	0.92mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	25d	1	0.95mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	4d	3	0.95mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,945	$2.30	14d	2	0.97mi
5477 E Indianapolis Ave Fresno, CA	3.0	1.0	1403	$2,295	$1.64	46d	1	0.98mi
2810 Willow Ave Clovis, CA	2.0	2.0	928	$1,623	$1.75	25d	1	1.02mi
2810 Willow Ave Clovis, CA	2.0	2.0	890	$1,572	$1.77	12d	1	1.02mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	4d	7	1.04mi
3143 Matoian Way Fresno, CA	1.0–2.0	1.0–2.0	971	$1,960	$2.02	46d	1	1.04mi
537 W Escalon Ave Apt 101 Clovis, CA	2.0	2.0	1000	$1,600	$1.60	46d	1	1.11mi
251 Minnewawa Ave Clovis, CA	2.0	1.5	1100	$2,100	$1.91	16d	1	1.13mi
1201 Scott Ave Clovis, CA	2.0	1.0	932	$1,575	$1.69	0d	4	1.15mi
955 Brookside Dr Clovis, CA	4.0	2.0	1221	$2,200	$1.80	25d	1	1.17mi
551 W Ashlan Ave Unit 101 858 Clovis, CA	2.0	2.0	1000	$1,450	$1.45	46d	1	1.27mi

Listing history 18 events

1. 2026-06-21
   days on market $204,900 Active 69 DOM
2. 2026-06-18
   days on market $204,900 Active 66 DOM
3. 2026-06-17
   days on market $204,900 Active 65 DOM
4. 2026-06-16
   days on market $204,900 Active 64 DOM
5. 2026-06-15
   days on market $204,900 Active 63 DOM
6. 2026-06-13
   days on market $204,900 Active 61 DOM
7. 2026-06-13
   days on market $204,900 Active 60 DOM
8. 2026-06-10
   days on market $204,900 Active 58 DOM
9. 2026-06-09
   days on market $204,900 Active 57 DOM
10. 2026-06-08
    days on market $204,900 Active 56 DOM
11. 2026-06-07
    days on market $204,900 Active 55 DOM
12. 2026-06-05
    days on market $204,900 Active 52 DOM
13. 2026-06-03
    days on market $204,900 Active 51 DOM
14. 2026-06-02
    days on market $204,900 Active 50 DOM
15. 2026-06-01
    days on market $204,900 Active 49 DOM
16. 2026-05-31
    days on market $204,900 Active 48 DOM
17. 2026-04-13
    listed $204,900 Active 1426-char remark

    Show marketing remark (1426 chars)

    Brand New 3BR/2BA Double-Wide Manufactured Home in Campus Corral Mobile Home Park, Senior Community in Clovis! Welcome to this beautiful home located in the peaceful and desirable neighborhood, nestled in a serene setting, this home offers a quiet lifestyle while still being conveniently close to local amenities. You'll find shopping, dining, and parks just a short drive away, with easy access to the 168 freeway for quick connections to all the best Clovis and Fresno have to offer.Built in 2024, this energy-efficient, move-in ready home provides 1,310 sq. ft. of open-concept living space. With its light and airy feel, the home features dual-pane windows and central air and heating for year-round comfort. The spacious living and dining areas, highlighted by vaulted ceilings and soft, neutral tones, are perfect for both relaxing and entertaining. The master suite is a true retreat, with a vaulted ceiling, ceiling fan, and a large walk-in closet. The en-suite bath offers a built-in linen closet, dual sinks, and a generous shower. The chef-inspired kitchen includes white wood cabinetry, stunning countertops, a gas range, dishwasher, refrigerator, a central island, and a breakfast bar for casual dining or entertaining. The adjacent oversized dining room opens to the family room, making this the heart of the home. An inside laundry room with gas hookups and beautifully landscaped grounds complete the package.

18. 2025-08-26
    price $204,900

ⓘ 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 2/10 Low FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $22,758
• − Mortgage interest: −$11,478
• − Property taxes: −$3,074
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,961
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $1,568/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

Excellent 100/100 None rehab

This move-in ready, brand new 3BR/2BA double-wide manufactured home in Clovis, CA is in excellent condition with no visible repairs needed. It offers a modern kitchen, two bathrooms, and a well-maintained exterior. The home is located in a serene neighborhood with easy access to local amenities and the 168 freeway. Consider adding some updates to further enhance its value and appeal to potential buyers or renters.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace carpet in bedrooms — New carpet can improve comfort and add value to the home.
• Both Install smart home devices — Smart home devices can increase convenience and add value to the home.
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal.
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace carpet in bedrooms — New carpet can improve comfort and add value to the home. ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value to the home. ↑
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal. ↑
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and add value to the home. ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $204,900 FRESNOMLS
• 2025-08-26 Price Changed $204,900 FRESNOMLS