1941 N Golden State Blvd #50 · Fresno, CA 93705

$44,999

1 bd · 1.0 ba · 500 sqft · Manufactured · 88 Days on market

Manufactured home Built 1958 Fair condition $90/sqft · 45% below area Est $81k · 45% under ↓ 17% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Come and see this beautifully remodeled mobile home located at the Three Palms Mobile home park. This home has brand new windows, floors, cabinets, appliances, shower, mini-split A/C, and more. This home is conveniently located near shopping, schools, and dining. The mobile home park is for all ages. The seller will include a new stackable washer and dryer with the sale. Schedule your appointment to see this home now!

Key facts

• Split ac system
• Remodeled bathroom
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• SPLIT AC SYSTEM
• WASHER AND DRYER INCLUDED
• CONVENIENT PARKING
• SPACIOUS OUTDOOR AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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.
• Fresno Unified (urban): math 18% / reading 47% proficiency, ranked #327 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Addams Elementary (800 students, 97% FRL); Rutherford B. Gaston Sr. Middle (821 students, 98% FRL); Edison High (math 35% / reading 67%, grade D+, #319 of 1,170 statewide, top 28%, 2,466 students, 81% FRL) — zoned schools average 92% FRL vs 77% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 32% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Fresno Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 131 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 + 5.2% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,299 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.39%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $81,180
• List price: $44,999
• Delta: -44.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1941 N Golden State Blvd #50	0.00mi	1/1.0	500 (0%)	28mo	$57,500	$115	80
1520 N Delno Ave	0.88mi	1/1.0	576 (+15%)	8mo	$234,000	$406	33
1719 W Olive Ave W #31	0.78mi	2/1.0 (+1)	607 (+21%)	12mo	$82,000	$135	25
1529 N Palm Ave	1.43mi	1/1.0	611 (+22%)	27mo	$235,000	$385	20
1529 N Palm Ave	1.43mi	1/1.0	611 (+22%)	27mo	$235,000	$385	20

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 · 5.19% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 2.84×
• Total profit: $23,225
• Equity at exit: $6,709

10-year hold

• IRR: 48.8%
• Equity multiple: 6.24×
• Total profit: $66,031
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $28,000 ($56/sqft)
• Median days on market: 128 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +189.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93705

• Rents YoY: 5.2%
• Active inventory: 131
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $957 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $445

Break-even live

Break-even rent $394

Max offer price $44,999

Occupancy floor 48%

Sensitivity live

Price	-10% $476	-5% $461	+0% $445	+5% $430	+10% $414
Rent	-10% $369	-5% $407	+0% $445	+5% $483	+10% $521
Rate	-1.0pp $468	-0.5pp $457	base $445	+0.5pp $433	+1.0pp $422

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2130 N Marks Ave Fresno, CA	2.0–4.0	1.0–2.0	900	$1,595	$1.77	15d	6	0.49mi
2212 N Marks Ave Fresno, CA	1.0–2.0	1.0	671	$1,265	$1.89	15d	2	0.52mi
2087 N Marks Ave Fresno, CA	1.0	1.0	700	$1,295	$1.85	17d	1	0.60mi
849 W Cambridge Ave Fresno, CA	1.0	1.0	700	$1,150	$1.64	73d	1	0.69mi
1584 N Carruth Ave Unit B Fresno, CA	1.0	1.0	520	$1,250	$2.40	93d	1	0.89mi
3166 W Princeton Ave Fresno, CA	2.0	1.0	565	$1,148	$2.03	15d	3	0.98mi
534 W Hedges Ave Unit 534 Fresno, CA	1.0	1.0	660	$1,200	$1.82	51d	1	1.04mi
610 W Hammond Ave Unit 614 Fresno, CA	2.0	1.0	750	$1,295	$1.73	38d	1	1.04mi
610 W Hammond Ave Unit 612 Fresno, CA	1.0	1.0	700	$1,250	$1.79	15d	1	1.04mi
3165 W Shields Ave Fresno, CA	2.0	1.0	565	$1,175	$2.08	15d	1	1.06mi
3207 W Shields Ave Fresno, CA	1.0–3.0	1.0–2.0	959	$1,210	$1.26	15d	2	1.11mi
1324 N Farris Ave Unit C Fresno, CA	—	1.0	500	$895	$1.79	41d	1	1.35mi

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Utilities: Electric service onPublic sewerPublic utilities
• Home design: Mobile homePark space rentedANGELUS make
• Construction: Metal sidingRolled/hot mop roofWood subfloor foundationBuilt as a mobile home
• Exterior features: One levelFencedCorner lotShed(s)Private in-ground pool (fenced, community)

Interior

• Flooring: Laminate flooring
• Bathrooms: Shower
• Heating & cooling: Ductless (split) heatingDuctless (split) cooling
• Interior features: Double-pane windows
• Laundry & utility: Inside laundryCommon area laundry

Listing history 50 events

1. 2026-08-08
   days on market $44,999 Active 88 DOM
2. 2026-08-07
   days on market $44,999 Active 87 DOM
3. 2026-08-06
   days on market $44,999 Active 86 DOM
4. 2026-08-05
   days on market $44,999 Active 85 DOM
5. 2026-08-04
   days on market $44,999 Active 84 DOM
6. 2026-08-03
   days on market $44,999 Active 83 DOM
7. 2026-07-31
   days on market $44,999 Active 80 DOM
8. 2026-07-30
   days on market $44,999 Active 79 DOM
9. 2026-07-30
   days on market $44,999 Active 78 DOM
10. 2026-07-28
    days on market $44,999 Active 77 DOM
11. 2026-07-26
    days on market $44,999 Active 75 DOM
12. 2026-07-24
    days on market $44,999 Active 73 DOM
13. 2026-07-23
    days on market $44,999 Active 72 DOM
14. 2026-07-22
    days on market $44,999 Active 71 DOM
15. 2026-07-21
    days on market $44,999 Active 70 DOM
16. 2026-07-20
    days on market $44,999 Active 69 DOM
17. 2026-07-18
    days on market $44,999 Active 67 DOM
18. 2026-07-18
    days on market $44,999 Active 66 DOM
19. 2026-07-16
    days on market $44,999 Active 65 DOM
20. 2026-07-15
    days on market $44,999 Active 64 DOM
21. 2026-07-14
    days on market $44,999 Active 63 DOM
22. 2026-07-13
    days on market $44,999 Active 62 DOM
23. 2026-07-13
    days on market $44,999 Active 61 DOM
24. 2026-07-11
    pricedays on market $44,999 Active 60 DOM
25. 2026-07-10
    days on market $49,999 Active 59 DOM
26. 2026-07-09
    days on market $49,999 Active 58 DOM
27. 2026-07-07
    days on market $49,999 Active 56 DOM
28. 2026-07-06
    days on market $49,999 Active 55 DOM
29. 2026-07-05
    days on market $49,999 Active 54 DOM
30. 2026-07-03
    days on market $49,999 Active 52 DOM
31. 2026-07-02
    days on market $49,999 Active 51 DOM
32. 2026-07-01
    days on market $49,999 Active 50 DOM
33. 2026-06-30
    days on market $49,999 Active 49 DOM
34. 2026-06-29
    days on market $49,999 Active 48 DOM
35. 2026-06-28
    days on market $49,999 Active 47 DOM
36. 2026-06-27
    days on market $49,999 Active 46 DOM
37. 2026-06-27
    days on market $49,999 Active 45 DOM
38. 2026-06-25
    days on market $49,999 Active 43 DOM
39. 2026-06-22
    days on market $49,999 Active 41 DOM
40. 2026-06-21
    days on market $49,999 Active 40 DOM
41. 2026-06-18
    days on market $49,999 Active 37 DOM
42. 2026-06-17
    days on market $49,999 Active 36 DOM
43. 2026-06-16
    days on market $49,999 Active 35 DOM
44. 2026-06-15
    days on market $49,999 Active 34 DOM
45. 2026-06-13
    days on market $49,999 Active 32 DOM
46. 2026-06-10
    days on market $49,999 Active 29 DOM
47. 2026-06-09
    days on market $49,999 Active 28 DOM
48. 2026-06-08
    pricedays on market $49,999 Active 27 DOM
49. 2026-06-07
    days on market $55,000 Active 26 DOM
50. 2026-06-05
    days on market $55,000 Active 23 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 1/10 Low
• 🌡 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 48 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,484
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$1,309
• Taxable income: $4,917
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,161/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 · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,500–$7,500 screening

This move-in ready mobile home has been updated with a fully remodeled kitchen and bathroom, but shows signs of wear in the exterior and interior. A fresh coat of paint and minor repairs to the siding would significantly enhance its curb appeal and value.

Repairs flagged

• Minor wood siding — slight weathering
• Minor interior walls — faded paint

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both repair wood siding — new siding improves curb appeal and structural integrity ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Addams Elementary Middle Rutherford B. Gaston Sr. Middle High Edison High D+ CA #319/1,170 Nat'l #5,320/17,239

Schools (NCES district)

• District: Fresno Unified
• NCES district ID: 0614550
• Math proficiency: 18% ▼ -12.00%
• Reading proficiency: 47% ▲ 9.00%
• Median HH income: $36,095
• Composite: 26.83/100
• National rank: #7111
• State rank: #327 of 517 in CA

C Composite livability gradescore 62/100

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 · 1,042,971 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 38,888
• Household income: $57,003
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 34% White 22% Black 6% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Lithuanian 1% Iranian 1% Russian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 61% English-only · Spanish 34% Other Asian/Pacific 2% Other Indo-European 1%

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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: ▼ -331.23%
• Current HPI: 399.0061
• Rent YoY: ▲ 5.19%
• Metro: Fresno, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Utilities: Electric service onPublic sewerPublic utilities
• Home design: Mobile homePark space rentedANGELUS make
• Construction: Metal sidingRolled/hot mop roofWood subfloor foundationBuilt as a mobile home
• Exterior features: One levelFencedCorner lotShed(s)Private in-ground pool (fenced, community)

Interior

• Flooring: Laminate flooring
• Bathrooms: Shower
• Heating & cooling: Ductless (split) heatingDuctless (split) cooling
• Interior features: Double-pane windows
• Laundry & utility: Inside laundryCommon area laundry

Price history

-16.7% since first listed

8 events — show timeline

• 2026-06-08 Price Changed $49,999 FRESNOMLS
• 2026-05-12 Listed $55,000 FRESNOMLS
• 2026-04-15 Price Changed $60,000 FRESNOMLS
• 2026-02-13 Price Changed $65,000 FRESNOMLS
• 2024-04-18 Sold (MLS) $57,500 FRESNOMLS
• 2024-03-28 Pending — FRESNOMLS
• 2024-03-21 Price Changed $57,500 FRESNOMLS
• 2024-02-07 Listed $60,000 FRESNOMLS