1701 Dinuba Ave #64 · Selma, CA 93662

$139,000

2 bd · 1.0 ba · 552 sqft · Manufactured public records · 16 Days on market

Built 2013

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in desirable McCall Village senior community, this beautifully updated home offers comfort, style, and exceptional pride of ownership throughout. Featuring gorgeous flooring, updated bathrooms, spacious bedrooms, and generous closet space, every detail has been thoughtfully maintained and upgraded. The extra-wide covered carport includes pull-down shades for added privacy and comfort. A large Shed provides incredible versatility with built-in work benches, electricity, and loft storage perfect for hobbies, projects, or additional storage needs. The landscaped yard is equipped with drip irrigation for easy maintenance. Even better, all furnishings may be included at the buyer's optio

Key facts

• Large shed
• Drip irrigation
• 2 parking spots

Tags

• EXTRA-WIDE COVERED CARPORT
• LARGE SHED
• DRIP IRRIGATION

Property features AI

Finance

• Other: Directions: From Manning and Dinuba, south on McCall, east on Dinuba; mobile park on the right. Turn left at 3rd Street — home is on the right.
• HOA & community: Monthly association with pool, clubhouse, green areas, and landscape maintenance

Exterior

• Parking: Carport
• Security: Gated community
• Utilities: Electric on; Public sewer; Public utilities
• Home design: One-level manufactured home; Mobile home (PF-3522D); Park space rented
• Construction: Vinyl siding; Composition roof; Wood subfloor foundation; Built as a manufactured/mobile home
• Exterior features: Covered concrete patio/porch; Shed(s); Urban lot setting; Community fenced in-ground pool

Interior

• Flooring: Hardwood
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heat and air
• Interior features: Hardwood flooring; Laundry inside; Central heating and cooling
• Laundry & utility: Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: crime F, amenities F, employment 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.
• Zoned schools: Indianola Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 354 students, 88% FRL); Abraham Lincoln Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 888 students, 91% FRL); Selma High (math 22% / reading 63%, grade F, #466 of 1,170 statewide, top 40%, 1,742 students, 88% FRL) — zoned schools average 89% FRL vs 73% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 31% 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 $961 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 + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

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 $136,915 (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 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,449
• Equity at exit: $20,725

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $38,451
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $424

Break-even live

Break-even rent $1,052

Max offer price $139,000

Occupancy floor 68%

Sensitivity live

Price	-10% $503	-5% $464	+0% $424	+5% $385	+10% $346
Rent	-10% $299	-5% $362	+0% $424	+5% $487	+10% $550
Rate	-1.0pp $494	-0.5pp $460	base $424	+0.5pp $388	+1.0pp $352

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $139,000 Active 16 DOM
2. 2026-06-17
   days on market $139,000 Active 15 DOM
3. 2026-06-16
   days on market $139,000 Active 14 DOM
4. 2026-06-15
   days on market $139,000 Active 13 DOM
5. 2026-06-13
   days on market $139,000 Active 11 DOM
6. 2026-06-13
   days on marketlisting id $139,000 Active 10 DOM
7. 2026-06-10
   days on market $139,000 Active 13 DOM
8. 2026-06-09
   days on market $139,000 Active 12 DOM
9. 2026-06-08
   days on market $139,000 Active 11 DOM
10. 2026-06-07
    days on market $139,000 Active 10 DOM
11. 2026-06-05
    days on marketlisting id $139,000 Active 7 DOM
12. 2026-06-02
    days on marketlisting id $139,000 Active 1 DOM
13. 2026-06-01
    days on market $139,000 Active 4 DOM
14. 2026-05-31
    days on market $139,000 Active 3 DOM
15. 2026-05-28
    listed $139,000 Active

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$524/yr (+$44/mo · 98.6%)

ⓘ 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 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: $19,072
• − Mortgage interest: −$7,786
• − Property taxes: −$532
• − Insurance: −$695
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,044
• Taxable income: $2,963
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $4,381/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: 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

1 event — show timeline

• 2026-05-28 Listed $139,000 FRESNOMLS