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

$49,999

1 bd · 1.0 ba · 500 sqft · Manufactured · 40 Days on market

Built 1958 Fair condition $100/sqft · 38% below area Est $81k · 38% 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
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

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

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home; Park space rented; ANGELUS make
• Construction: Metal siding; Rolled/hot mop roof; Wood subfloor foundation; Built as a mobile home
• Exterior features: One level; Fenced; Corner lot; Shed(s); Private in-ground pool (fenced, community)

Interior

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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); Edison High (math 35% / reading 67%, grade D+, #319 of 1,170 statewide, top 28%, 2,466 students, 81% FRL).
• 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); 99 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $345 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (9%) 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 $48,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.53% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.87%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $80,787
• List price: $49,999
• Delta: -38.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.19% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 3.59×
• Total profit: $36,276
• Equity at exit: $7,455

10-year hold

• IRR: 62.4%
• Equity multiple: 7.95×
• Total profit: $97,324
• Equity at exit: $4,323

Cash invested: $14,000 (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 93705

• Rents YoY: 5.2%
• Active inventory: 99
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $652

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 43%

Sensitivity live

Price	-10% $686	-5% $669	+0% $652	+5% $635	+10% $617
Rent	-10% $552	-5% $602	+0% $652	+5% $702	+10% $752
Rate	-1.0pp $677	-0.5pp $665	base $652	+0.5pp $639	+1.0pp $626

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	3d	5	0.49mi
2212 N Marks Ave Fresno, CA	1.0–2.0	1.0	671	$1,265	$1.89	3d	2	0.52mi
2087 N Marks Ave Fresno, CA	1.0	1.0	700	$1,350	$1.93	3d	1	0.60mi
849 W Cambridge Ave Fresno, CA	1.0	1.0	700	$1,150	$1.64	25d	1	0.69mi
1584 N Carruth Ave Unit B Fresno, CA	1.0	1.0	520	$1,250	$2.40	45d	1	0.89mi
3166 W Princeton Ave Fresno, CA	2.0	1.0	730	$1,300	$1.78	3d	2	0.98mi
534 W Hedges Ave Unit 534 Fresno, CA	1.0	1.0	660	$1,200	$1.82	3d	1	1.04mi
610 W Hammond Ave Unit 614 Fresno, CA	2.0	1.0	750	$1,295	$1.73	3d	1	1.04mi
3165 W Shields Ave Fresno, CA	2.0	1.0	565	$1,175	$2.08	3d	1	1.06mi
3207 W Shields Ave Fresno, CA	1.0–3.0	1.0–2.0	959	$1,210	$1.26	3d	3	1.11mi
1324 N Farris Ave Unit C Fresno, CA	—	1.0	500	$975	$1.95	13d	1	1.35mi

Listing history 22 events

1. 2026-06-21
   days on market $49,999 Active 40 DOM
2. 2026-06-18
   days on market $49,999 Active 37 DOM
3. 2026-06-17
   days on market $49,999 Active 36 DOM
4. 2026-06-16
   days on market $49,999 Active 35 DOM
5. 2026-06-15
   days on market $49,999 Active 34 DOM
6. 2026-06-13
   days on market $49,999 Active 32 DOM
7. 2026-06-10
   days on market $49,999 Active 29 DOM
8. 2026-06-09
   days on market $49,999 Active 28 DOM
9. 2026-06-08
   pricedays on market $49,999 Active 27 DOM
10. 2026-06-07
    days on market $55,000 Active 26 DOM
11. 2026-06-05
    days on market $55,000 Active 23 DOM
12. 2026-06-03
    days on market $55,000 Active 22 DOM
13. 2026-06-02
    days on market $55,000 Active 21 DOM
14. 2026-06-01
    days on market $55,000 Active 20 DOM
15. 2026-05-31
    days on market $55,000 Active 19 DOM
16. 2026-05-12
    listed $55,000 Active 735-char remark
17. 2026-04-15
    price $60,000
18. 2026-02-13
    price $65,000
19. 2024-04-18
    soldstatus $57,500 Closed

    Show marketing remark (421 chars)

    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!

20. 2024-03-28
    status Pending

    Show marketing remark (421 chars)

    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!

21. 2024-03-21
    price $57,500

    Show marketing remark (421 chars)

    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!

22. 2024-02-07
    listed $60,000 Active

    Show marketing remark (421 chars)

    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!

ⓘ 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: $15,150
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,455
• Taxable income: $7,471
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $6,029/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
wood siding · slight weathering	Minor	$500–3,000
interior walls · faded paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

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

ⓘ 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: 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

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): 38,888
• Household income: $57,003
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2217.0

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 0.56)
• 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%

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

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

-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