1500 W Villa Ave N Spc 7 · Clovis, CA 93612

$59,500

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 84 Days on market

Built 1969 Est $65k · 8% under

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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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAKE YOUR OFFER!!! Clovis 55+ Park Arabian Villa Nice smaller double wide with 2 bed, living room and dinning room. Home has central air/heat, inside washer and gas dryer hook-ups. If your looking for a affordable home in a mature adult only environment, then this is the home for you. Nice front deck as well as a large covered patio in the back.

Key facts

• Carport
• Covered patio
• Walk in closets

Tags

• WALK IN CLOSETS
• INSIDE LAUNDRY
• LARGE PORCH
• COVERED PATIO
• TWO SHEDS
• CARPORT

Property features AI

Exterior

• Parking: Carport; Has carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home; Park space rented
• Construction: Metal siding; Wood subfloor foundation; Rolled/hot mop roof; International MH Calif make
• Exterior features: One level; Covered patio/porch; Shed(s); Urban setting; Private pool (fenced, in-ground, community access); Community spa

Interior

• Kitchen: Range/oven; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Range/oven and refrigerator included; Tub/shower
• Laundry & utility: Indoor laundry area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $411 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 + 2.6% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1969 — 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: 2.77% ✓
• Cap rate: 25.48%
• Cash-on-cash: 68.54%
• DSCR: 4.05
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $64,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 W Villa Ave N Spc 7	0.00mi	2/1.0	800 (0%)	1mo	$59,500	$74	99
1272 Villa Ave #28	0.10mi	2/1.0	784 (-2%)	1mo	$85,000	$108	91
1500 Villa Ave #146	0.01mi	2/1.0	700 (-12%)	4mo	$99,000	$141	76
1724 Minnewawa Ave #215	0.39mi	2/1.0	800 (0%)	9mo	$72,500	$91	75
1001 Sylmar Ave #230	0.43mi	2/1.0	800 (0%)	9mo	$95,000	$119	72
1724 Minnewawa Ave #227	0.40mi	2/2.0	800 (0%)	6mo	$65,200	$82	72
1500 Villa Ave #143	0.00mi	2/2.0	720 (-10%)	12mo	$54,000	$75	69
1724 Minnewawa #8	0.39mi	2/1.0	712 (-11%)	1mo	$54,800	$77	63
1724 Minnewawa Ave #94	0.39mi	2/1.0	720 (-10%)	8mo	$58,500	$81	58
1724 Minnewawa Ave #32	0.40mi	2/1.8	756 (-6%)	12mo	$55,900	$74	58
1001 Sylmar #128	0.43mi	2/2.0	872 (+9%)	4mo	$40,000	$46	58
1724 Minnewawa Ave #166	0.41mi	2/1.0	900 (+12%)	4mo	$53,900	$60	56

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: 67.6%
• Equity multiple: 4.02×
• Total profit: $50,371
• Equity at exit: $8,872

10-year hold

• IRR: 71.6%
• Equity multiple: 8.17×
• Total profit: $119,490
• Equity at exit: $5,144

Cash invested: $16,660 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$312
• Tax from tax record: −$12 /mo · $150/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $952

Break-even live

Break-even rent $442

Max offer price $59,500

Occupancy floor 37%

Sensitivity live

Price	-10% $985	-5% $968	+0% $952	+5% $935	+10% $918
Rent	-10% $821	-5% $886	+0% $952	+5% $1,017	+10% $1,082
Rate	-1.0pp $981	-0.5pp $967	base $952	+0.5pp $936	+1.0pp $920

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: $14,875
• Closing costs: $1,785
• 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	44d	1	0.15mi
1108 Villa Ave Clovis, CA	1.0	1.0	651	$1,300	$2.00	24d	1	0.23mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	44d	1	0.23mi
69 W Beverly Ave Unit Advertising Unit Clovis, CA	2.0	1.0	850	$1,650	$1.94	44d	1	0.30mi
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	24d	3	0.35mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	44d	1	0.35mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	24d	1	0.50mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	4d	1	0.55mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	44d	1	0.55mi
189 W Santa Ana Ave Apt F Clovis, CA	2.0	1.0	800	$1,450	$1.81	4d	1	0.57mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	3d	1	0.58mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	44d	1	0.59mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	22d	1	0.61mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	22d	1	0.61mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	4d	1	0.64mi
139 Santa Ana Ave Clovis, CA	1.0	1.0	620	$1,365	$2.20	11d	3	0.74mi
434 W Stuart Ave Unit 2 Clovis, CA	2.0	1.0	860	$1,575	$1.83	4d	1	0.80mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	2d	13	0.81mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	44d	1	0.86mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	44d	1	0.86mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	44d	1	0.86mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	44d	1	0.86mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	22d	1	0.86mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	24d	1	0.86mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	24d	1	0.86mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	24d	1	0.86mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	44d	1	0.86mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	44d	1	0.86mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	4d	1	0.86mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,945	$2.30	12d	2	0.93mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	2d	8	0.93mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	3d	3	0.96mi
3143 Matoian Way Fresno, CA	1.0–2.0	1.0–2.0	971	$1,960	$2.02	44d	1	1.00mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	24d	1	1.00mi
537 W Escalon Ave Apt 101 Clovis, CA	2.0	2.0	1000	$1,600	$1.60	44d	1	1.03mi
2810 Willow Ave Clovis, CA	2.0	2.0	928	$1,623	$1.75	24d	1	1.03mi
2810 Willow Ave Clovis, CA	1.0	1.0	621	$1,389	$2.24	4d	1	1.03mi
2810 Willow Ave Clovis, CA	2.0	2.0	890	$1,572	$1.77	11d	1	1.03mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	2d	7	1.06mi
251 Minnewawa Ave Clovis, CA	2.0	1.5	1100	$2,100	$1.91	15d	1	1.08mi

Listing history 15 events

1. 2026-05-22
   soldstatus $59,500 Sold
2. 2026-04-29
   status Pending
3. 2026-04-16
   historical Pending Accepting Backups
4. 2026-04-09
   status Pending
5. 2026-04-08
   status Active
6. 2026-04-04
   status Pending
7. 2026-03-25
   price $59,500
8. 2026-01-26
   listed $65,000 Active
9. 2010-01-29
   soldstatus $13,000 347-char remark

   Show marketing remark (347 chars)

   MAKE YOUR OFFER!!! Clovis 55+ Park Arabian Villa Nice smaller double wide with 2 bed, living room and dinning room. Home has central air/heat, inside washer and gas dryer hook-ups. If your looking for a affordable home in a mature adult only environment, then this is the home for you. Nice front deck as well as a large covered patio in the back.

10. 2010-01-19
    price $17,800 347-char remark

    Show marketing remark (347 chars)

    MAKE YOUR OFFER!!! Clovis 55+ Park Arabian Villa Nice smaller double wide with 2 bed, living room and dinning room. Home has central air/heat, inside washer and gas dryer hook-ups. If your looking for a affordable home in a mature adult only environment, then this is the home for you. Nice front deck as well as a large covered patio in the back.

11. 2010-01-19
    historical 347-char remark

    Show marketing remark (347 chars)

    MAKE YOUR OFFER!!! Clovis 55+ Park Arabian Villa Nice smaller double wide with 2 bed, living room and dinning room. Home has central air/heat, inside washer and gas dryer hook-ups. If your looking for a affordable home in a mature adult only environment, then this is the home for you. Nice front deck as well as a large covered patio in the back.

12. 2009-08-07
    listed $13,000 347-char remark

    Show marketing remark (347 chars)

    MAKE YOUR OFFER!!! Clovis 55+ Park Arabian Villa Nice smaller double wide with 2 bed, living room and dinning room. Home has central air/heat, inside washer and gas dryer hook-ups. If your looking for a affordable home in a mature adult only environment, then this is the home for you. Nice front deck as well as a large covered patio in the back.

13. 2002-02-08
    soldstatus $18,000 194-char remark

    Show marketing remark (194 chars)

    Very nice double wide 2 bedroom, 1 bath, mobile in well located park. New roof and new tradewinds evaporative cooler. Awnings on both sides. Includes refrigerator and two metal storage sheds.

14. 2002-01-18
    historical 194-char remark

    Show marketing remark (194 chars)

    Very nice double wide 2 bedroom, 1 bath, mobile in well located park. New roof and new tradewinds evaporative cooler. Awnings on both sides. Includes refrigerator and two metal storage sheds.

15. 2001-11-15
    listed $18,000 194-char remark

    Show marketing remark (194 chars)

    Very nice double wide 2 bedroom, 1 bath, mobile in well located park. New roof and new tradewinds evaporative cooler. Awnings on both sides. Includes refrigerator and two metal storage sheds.

ⓘ 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: $150 · $12/mo
• Projected year-2 tax: $452 · $38/mo
• Expected delta: +$302/yr (+$25/mo · 201.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 14 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: $19,760
• − Mortgage interest: −$3,333
• − Property taxes: −$150
• − Insurance: −$298
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$1,731
• Taxable income: $11,087
• Est. tax owed @ 24.0%: −$2,661
• After-tax cash flow: $8,758/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: 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

+230.6% since first listed

15 events — show timeline

• 2026-05-22 Sold (MLS) $59,500 FRESNOMLS
• 2026-04-29 Pending — FRESNOMLS
• 2026-04-16 Contingent — FRESNOMLS
• 2026-04-09 Pending — FRESNOMLS
• 2026-04-08 Relisted — FRESNOMLS
• 2026-04-04 Pending — FRESNOMLS
• 2026-03-25 Price Changed $59,500 FRESNOMLS
• 2026-01-26 Listed $65,000 FRESNOMLS
• 2010-01-29 Sold (MLS) $13,000 FRESNOMLS
• 2010-01-19 Delisted — FRESNOMLS
• 2010-01-19 Price Changed $17,800 FRESNOMLS
• 2009-08-07 Listed $13,000 FRESNOMLS
• 2002-02-08 Sold (MLS) $18,000 FRESNOMLS
• 2002-01-18 Delisted — FRESNOMLS
• 2001-11-15 Listed $18,000 FRESNOMLS