1218 Cleveland Ave #152 · Madera, CA 93638

$65,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 81 Days on market

Built 1979 Fair condition $45/sqft · at area comps Est $65k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable, spacious, and well maintained, this 2-bedroom, 2 bath double wide in The Meadows Senior Community offers exceptional value at $65,000. With approximately 1,440 square feet, the home provides more living space than many homes currently available in the community. Built in 1979 and thoughtfully cared for over the years, the home features central heating and air, a private yard, covered parking, and a storage shed for added convenience. The property currently has a tenant who would love to remain, presenting an appealing opportunity for buyers seeking immediate rental income or a future residence. The Meadows is known for its welcoming atmosphere and long-standing sense of community. Residents enjoy amenities including a sparkling in-ground pool, a spacious community center available for gatherings and events, and beautifully maintained green spaces. Ideally located in Madera with convenient access to shopping, dining, and nearby cities, this home offers comfortable living at an attractive price point.

Key facts

• In-ground pool
• Covered parking
• Community center

Tags

• PRIVATE YARD
• COVERED PARKING
• STORAGE SHED
• IN-GROUND POOL
• COMMUNITY CENTER
• GREEN SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.1% vs local median 4.3% in Madera — 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 51/100 on livability (#1,053 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, amenities F, commute F.
• Madera Unified (urban): math 22% / reading 35% proficiency, ranked #1,095 of 1,400 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 125 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,346 units permitted in Madera County in 2024 (8 in 5+ unit buildings).
• This rent runs 41% 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.28% ✓
• Cap rate: 29.06%
• Cash-on-cash: 81.33%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

• ARV (median comp): $64,768
• List price: $65,000
• Delta: 0.36%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 E Cleveland Ave #01	0.02mi	2/2.0	1,440 (0%)	7mo	$63,000	$44	93
1218 E Cleveland Ave #131	0.02mi	3/2.0 (+1)	1,536 (+7%)	4mo	$67,500	$44	80
1218 E Cleveland Ave #103	0.02mi	3/2.0 (+1)	1,280 (-11%)	0mo	$97,900	$76	75
1218 E Cleveland Ave #146	0.11mi	2/2.0	1,344 (-7%)	21mo	$125,000	$93	67
1218 E Cleveland Ave #84	0.02mi	3/2.0 (+1)	1,616 (+12%)	16mo	$118,500	$73	60
1218 E Cleveland Ave #113	0.02mi	2/2.0	1,248 (-13%)	20mo	$45,000	$36	60
1218 E Cleveland Ave #5	0.02mi	2/1.5	1,248 (-13%)	21mo	$29,000	$23	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.0%
• Equity multiple: 4.51×
• Total profit: $63,866
• Equity at exit: $9,692

10-year hold

• IRR: 80.6%
• Equity multiple: 9.33×
• Total profit: $151,615
• Equity at exit: $5,620

Cash invested: $18,200 (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 93638

• Home prices YoY: -30.1%
• Active inventory: 125
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $1,167

Break-even live

Break-even rent $653

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,212	-5% $1,189	+0% $1,167	+5% $1,145	+10% $1,122
Rent	-10% $999	-5% $1,083	+0% $1,167	+5% $1,251	+10% $1,335
Rate	-1.0pp $1,200	-0.5pp $1,184	base $1,167	+0.5pp $1,150	+1.0pp $1,133

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Nebraska Ave Madera, CA	3.0	2.0	1380	$2,095	$1.52	14d	1	0.66mi
1243 Bristlecone Dr Madera, CA	3.0	2.0	1616	$2,395	$1.48	13d	1	0.89mi
27848 Ellis St Madera, CA	3.0	2.0	1440	$2,000	$1.39	5d	1	1.11mi

Listing history 24 events

1. 2026-06-21
   days on market $65,000 Active 81 DOM
2. 2026-06-19
   days on market $65,000 Active 79 DOM
3. 2026-06-18
   days on market $65,000 Active 78 DOM
4. 2026-06-17
   days on market $65,000 Active 77 DOM
5. 2026-06-16
   days on market $65,000 Active 76 DOM
6. 2026-06-15
   days on market $65,000 Active 75 DOM
7. 2026-06-14
   days on market $65,000 Active 73 DOM
8. 2026-06-13
   days on market $65,000 Active 72 DOM
9. 2026-06-10
   days on market $65,000 Active 70 DOM
10. 2026-06-09
    days on market $65,000 Active 69 DOM
11. 2026-06-08
    days on market $65,000 Active 68 DOM
12. 2026-06-07
    days on market $65,000 Active 67 DOM
13. 2026-06-05
    days on market $65,000 Active 64 DOM
14. 2026-06-03
    days on market $65,000 Active 63 DOM
15. 2026-06-02
    days on market $65,000 Active 62 DOM
16. 2026-06-01
    days on market $65,000 Active 61 DOM
17. 2026-05-31
    days on market $65,000 Active 60 DOM
18. 2026-05-30
    days on market $65,000 Active 59 DOM
19. 2026-05-09
    status Active 1027-char remark

    Show marketing remark (1027 chars)

    Comfortable, spacious, and well maintained, this 2-bedroom, 2 bath double wide in The Meadows Senior Community offers exceptional value at $65,000. With approximately 1,440 square feet, the home provides more living space than many homes currently available in the community. Built in 1979 and thoughtfully cared for over the years, the home features central heating and air, a private yard, covered parking, and a storage shed for added convenience. The property currently has a tenant who would love to remain, presenting an appealing opportunity for buyers seeking immediate rental income or a future residence. The Meadows is known for its welcoming atmosphere and long-standing sense of community. Residents enjoy amenities including a sparkling in-ground pool, a spacious community center available for gatherings and events, and beautifully maintained green spaces. Ideally located in Madera with convenient access to shopping, dining, and nearby cities, this home offers comfortable living at an attractive price point.

20. 2026-05-08
    status Active 1025-char remark

    Show marketing remark (1025 chars)

    Comfortable, spacious, and well maintained, this 2 bedroom, 2 bath double wide in The Meadows Senior Community offers exceptional value at $65,000. With approximately 1,440 square feet, the home provides more living space than many homes currently available in the community. Built in 1979 and thoughtfully cared for over the years, the home features central heating and air, a private yard, covered parking, and a storage shed for added convenience.The property currently has a tenant who would love to remain, presenting an appealing opportunity for buyers seeking immediate rental income or a future residence.The Meadows is known for its welcoming atmosphere and long standing sense of community. Residents enjoy amenities including a sparkling in-ground pool, a spacious community center available for gatherings and events, and beautifully maintained green spaces. Ideally located in Madera with convenient access to shopping, dining, and nearby cities, this home offers comfortable living at an attractive price point.

21. 2026-04-20
    status Pending Sale 1027-char remark

    Show marketing remark (1025 chars)

    Comfortable, spacious, and well maintained, this 2 bedroom, 2 bath double wide in The Meadows Senior Community offers exceptional value at $65,000. With approximately 1,440 square feet, the home provides more living space than many homes currently available in the community. Built in 1979 and thoughtfully cared for over the years, the home features central heating and air, a private yard, covered parking, and a storage shed for added convenience.The property currently has a tenant who would love to remain, presenting an appealing opportunity for buyers seeking immediate rental income or a future residence.The Meadows is known for its welcoming atmosphere and long standing sense of community. Residents enjoy amenities including a sparkling in-ground pool, a spacious community center available for gatherings and events, and beautifully maintained green spaces. Ideally located in Madera with convenient access to shopping, dining, and nearby cities, this home offers comfortable living at an attractive price point.

22. 2026-04-20
    status Pending 1025-char remark

    Show marketing remark (1025 chars)

    Comfortable, spacious, and well maintained, this 2 bedroom, 2 bath double wide in The Meadows Senior Community offers exceptional value at $65,000. With approximately 1,440 square feet, the home provides more living space than many homes currently available in the community. Built in 1979 and thoughtfully cared for over the years, the home features central heating and air, a private yard, covered parking, and a storage shed for added convenience.The property currently has a tenant who would love to remain, presenting an appealing opportunity for buyers seeking immediate rental income or a future residence.The Meadows is known for its welcoming atmosphere and long standing sense of community. Residents enjoy amenities including a sparkling in-ground pool, a spacious community center available for gatherings and events, and beautifully maintained green spaces. Ideally located in Madera with convenient access to shopping, dining, and nearby cities, this home offers comfortable living at an attractive price point.

23. 2026-03-13
    listed $65,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    Comfortable, spacious, and well maintained, this 2-bedroom, 2 bath double wide in The Meadows Senior Community offers exceptional value at $65,000. With approximately 1,440 square feet, the home provides more living space than many homes currently available in the community. Built in 1979 and thoughtfully cared for over the years, the home features central heating and air, a private yard, covered parking, and a storage shed for added convenience. The property currently has a tenant who would love to remain, presenting an appealing opportunity for buyers seeking immediate rental income or a future residence. The Meadows is known for its welcoming atmosphere and long-standing sense of community. Residents enjoy amenities including a sparkling in-ground pool, a spacious community center available for gatherings and events, and beautifully maintained green spaces. Ideally located in Madera with convenient access to shopping, dining, and nearby cities, this home offers comfortable living at an attractive price point.

24. 2026-03-12
    listed $65,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    Comfortable, spacious, and well maintained, this 2 bedroom, 2 bath double wide in The Meadows Senior Community offers exceptional value at $65,000. With approximately 1,440 square feet, the home provides more living space than many homes currently available in the community. Built in 1979 and thoughtfully cared for over the years, the home features central heating and air, a private yard, covered parking, and a storage shed for added convenience.The property currently has a tenant who would love to remain, presenting an appealing opportunity for buyers seeking immediate rental income or a future residence.The Meadows is known for its welcoming atmosphere and long standing sense of community. Residents enjoy amenities including a sparkling in-ground pool, a spacious community center available for gatherings and events, and beautifully maintained green spaces. Ideally located in Madera with convenient access to shopping, dining, and nearby cities, this home offers comfortable living at an attractive price point.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 6 d/yr ≥106°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,559
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$1,891
• Taxable income: $13,840
• Est. tax owed @ 24.0%: −$3,322
• After-tax cash flow: $10,682/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home in The Meadows Senior Community requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include painting, replacing carpet, windows, and landscaping. With these updates, the home can become more attractive for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom fixtures — Light wear and tear.
• Minor Exterior siding — Some discoloration.
• Minor Living room carpet — Significant wear.
• Minor Paint on interior walls — Chipped and faded in some areas.
• Minor Windows — Some frames show wear.
• Minor Landscaping — Overgrown areas and sparse vegetation.
• Moderate HVAC system — Age may require maintenance and potential leaks or inefficiency.
• Minor Roof — No visible damage, but age may require inspection

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace carpet in living areas — New carpet can improve comfort and value.
• Both Replace windows — New windows can improve energy efficiency and curb appeal.
• Both Landscaping maintenance — Well-maintained landscaping can enhance curb appeal and property value.
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, increasing property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathroom fixtures · Light wear and tear.	Minor	$500–3,000
Exterior siding · Some discoloration.	Minor	$500–3,000
Living room carpet · Significant wear.	Minor	$500–3,000
Paint on interior walls · Chipped and faded in some areas.	Minor	$500–3,000
Windows · Some frames show wear.	Minor	$500–3,000
Landscaping · Overgrown areas and sparse vegetation.	Minor	$500–3,000
HVAC system · Age may require maintenance and potential leaks or inefficiency.	Moderate	$3,000–15,000
Roof · No visible damage, but age may require inspection	Minor	$500–3,000
Total estimated repair cost · 9 items		$7,000–39,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace carpet in living areas — New carpet can improve comfort and value. ↑
• Both Replace windows — New windows can improve energy efficiency and curb appeal. ↑
• Both Landscaping maintenance — Well-maintained landscaping can enhance curb appeal and property value. ↑
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, increasing property value. ↑

ⓘ 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: Madera Unified
• NCES district ID: 0623340
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $43,446
• Composite: 27.2/100
• National rank: #12454
• State rank: #1095 of 1400 in CA

Livability — Madera

• Score: 51/100
• State rank: #1053
• US rank: #25190

Category grades

Amenities F Commute F Cost of living F Crime C Employment D- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madera, CA
• County: Madera County · 133,170 people
• City population: 109,650
• Metro: Madera, CA
• Population (ZIP): 50,571
• Household income: $62,374
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1707.0

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 22% White 11% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Canada
• Languages at home: 29% English-only · Spanish 69% Other Indo-European 2%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.33%
• Current HPI: 458.5577
• Rent YoY: —
• Metro: Madera, 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

+0.0% since first listed

6 events — show timeline

• 2026-05-09 Relisted — CRMLS
• 2026-05-08 Relisted — FRESNOMLS
• 2026-04-20 Pending — CRMLS
• 2026-04-20 Pending — FRESNOMLS
• 2026-03-13 Listed $65,000 CRMLS
• 2026-03-12 Listed $65,000 FRESNOMLS