1650 Villa Ave #28 · Clovis, CA 93612

$125,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 10 Days on market

Built 2020 4.28 ac lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

Campus Corral, a Senior Mobile Home Park. Brand new double-wide manufactured home built by Fleetwood Homes, energy efficient and move-in ready. This spacious 2BR/2BA + den features an open, light and airy floor plan, vaulted ceilings, dual pane windows, ceiling fans in all rooms, blinds, all neutral colors throughout, and central air & heating. Beautiful kitchen with breakfast bar, stainless-steel appliances, gas stove, refrigerator, dishwasher and canned lighting. The master bedroom has a nice size closet, large bathroom with dual sinks and large shower. Spacious utility room features gas hook-ups, cabinets, and access to the carport. This mobile home park is a 55+ community and features, club house, swimming pool, RV parking and is conveniently located near shopping centers and restaurants. Come see this beautiful home, located in an awesome community!

Key facts

• Bright kitchen
• Cozy breakfast nook
• Gas appliances

Tags

• DEDICATED OFFICE
• BRIGHT KITCHEN
• COZY BREAKFAST NOOK
• GAS APPLIANCES
• AMPLE CABINET STORAGE
• PRIVATE BATH

Property features AI

Finance

• Other: Directions: From Shaw and Villa go north on Villa, turn west into Campus Corral Mobile Home Park to space #28
• HOA & community: Monthly association fees; Community amenities include pool and clubhouse

Exterior

• Parking: Carport; Has carport
• Utilities: Electric on; Public sewer; Public utilities
• Home design: Manufactured home; Mobile home with park space rented; Fleetwood Homes Inc. make
• Construction: Vinyl siding; Composition roof; Other roof material; Wood subfloor foundation; Built as a manufactured/mobile home
• Exterior features: One level; Covered patio/porch; Shed(s); Urban setting; Private community in-ground pool

Interior

• Kitchen: F/S Range/Oven; Gas appliances; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms; Tub/shower and shower
• Heating & cooling: Central heat and central air
• Interior features: Office; Double pane windows
• Laundry & utility: Inside laundry in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.2% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $864 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $125,000

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 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?
3. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $58,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 Villa Ave #146	0.11mi	2/1.0	700 (-4%)	4mo	$99,000	$141	85
1724 Minnewawa #8	0.28mi	2/1.0	712 (-2%)	1mo	$54,800	$77	82
1500 Villa Ave #143	0.12mi	2/2.0	720 (-1%)	12mo	$54,000	$75	79
1724 Minnewawa Ave #94	0.30mi	2/1.0	720 (-1%)	8mo	$58,500	$81	78
1500 W Villa Ave N Spc 7	0.12mi	2/1.0	800 (+10%)	1mo	$59,500	$74	77
1272 Villa Ave #28	0.20mi	2/1.0	784 (+8%)	1mo	$85,000	$108	77
1724 Minnewawa Ave #164	0.30mi	1/1.0 (-1)	664 (-9%)	2mo	$52,500	$79	65
1724 Minnewawa Ave #215	0.30mi	2/1.0	800 (+10%)	9mo	$72,500	$91	62
1724 Minnewawa Ave #227	0.29mi	2/2.0	800 (+10%)	6mo	$65,200	$82	61
1272 Villa Ave #60	0.23mi	2/1.5	650 (-11%)	11mo	$10,000	$15	60
1724 Minnewawa Ave Spc 90	0.30mi	2/1.0	624 (-14%)	8mo	$22,000	$35	56
1001 Sylmar Ave #230	0.54mi	2/1.0	800 (+10%)	9mo	$95,000	$119	50

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,268
• Equity at exit: $18,638

10-year hold

• IRR: 8.4%
• Equity multiple: 1.63×
• Total profit: $21,959
• Equity at exit: $10,808

Cash invested: $35,000 (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 93612

• Rents YoY: 2.6%
• Active inventory: 85
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $306

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $392	-5% $349	+0% $306	+5% $263	+10% $220
Rent	-10% $189	-5% $247	+0% $306	+5% $364	+10% $423
Rate	-1.0pp $369	-0.5pp $338	base $306	+0.5pp $274	+1.0pp $241

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Villa Ave Clovis, CA	1.0	1.0	651	$1,300	$2.00	24d	1	0.29mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	44d	1	0.49mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	4d	1	0.53mi
139 Santa Ana Ave Clovis, CA	1.0	1.0	620	$1,365	$2.20	11d	3	0.65mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	24d	1	0.81mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	44d	1	0.81mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	2d	13	0.86mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	2d	8	0.92mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	2d	3	0.95mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,945	$2.30	12d	2	0.97mi
2810 Willow Ave Clovis, CA	1.0	1.0	621	$1,389	$2.24	4d	1	1.02mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	2d	7	1.04mi
1008 Jefferson Ave Unit D Clovis, CA	2.0	1.0	700	$1,375	$1.96	24d	1	1.09mi

Listing history 11 events

1. 2026-06-19
   status $125,000 Pending 10 DOM
2. 2026-06-18
   days on market $125,000 Active 10 DOM
3. 2026-06-17
   days on market $125,000 Active 9 DOM
4. 2026-06-16
   days on market $125,000 Active 8 DOM
5. 2026-06-15
   days on market $125,000 Active 7 DOM
6. 2026-06-13
   days on market $125,000 Active 5 DOM
7. 2026-06-13
   statusdays on market $125,000 Active 4 DOM
8. 2026-06-09
   status $125,000 Pending 3 DOM
9. 2026-06-08
   days on market $125,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $125,000 Active 2 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 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: $17,769
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$3,636
• Taxable income: $1,787
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,242/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

+47.1% since first listed

4 events — show timeline

• 2026-05-28 Listed $125,000 FRESNOMLS
• 2020-09-17 Sold (MLS) $85,000 FRESNOMLS
• 2020-06-26 Pending — FRESNOMLS
• 2020-06-23 Listed $85,000 FRESNOMLS