33751 Powerhouse Rd #02 · Auberry, CA 93602

$20,000

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 1 Days on market

Built 1980 901 sqft lot $455/mo HOA · 26% of rent

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1-bath single-wide mobile home located in the desirable Mount Ararat Adult Mobile Home Park (55+) in beautiful Auberry, California. Offering an affordable opportunity for comfortable retirement living, this home comes fully furnished and includes the appliances, making it truly move-in ready. Enjoy a peaceful mountain-community atmosphere while still being conveniently located near the local fire department and church. The park's community clubhouse provides a wonderful place to gather with neighbors, participate in activities, and enjoy social events throughout the year. The home features a functional floor plan, covered outdoor areas for relaxing, and e

Key facts

• Move-in ready
• Community clubhouse
• Fully furnished

Tags

• FULLY FURNISHED
• MOVE-IN READY
• COMMUNITY CLUBHOUSE
• COVERED OUTDOOR AREAS
• EASY-MAINTENANCE LANDSCAPING

Property features AI

Finance

• HOA & community: Community clubhouse; Monthly association fee of $455

Exterior

• Utilities: Electric service on; Public sewer; Propane
• Home design: Mobile home; Entry level: One story
• Construction: Metal siding; Metal roof; Wood subfloor foundation; HillCrest manufactured home
• Exterior features: One level; Foothill lot setting; Park space rented

Interior

• Bathrooms: 1 bathroom
• Heating & cooling: Central heating
• Interior features: Laundry located inside; Tub/shower in bathroom
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Cap rate 54.6% vs local median 2.4% in Auberry — 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 53/100 on livability (#982 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B, employment B; Watch: amenities F, commute F, cost of living F.
• Sierra Unified (rural): math 31% / reading 51% proficiency, ranked #212 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Foothill Elementary (math 37% / reading 48%, grade F, #552 of 1,571 statewide, top 35%, 660 students, 47% FRL); Sierra Junior High (math 32% / reading 57%, grade D, #130 of 498 statewide, top 27%, 185 students, 36% FRL); Sierra High (math 17% / reading 57%, grade F, #578 of 1,170 statewide, top 51%, 399 students, 32% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 58 active listings in the ZIP; 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 $138 of loan paydown is wiped out by about $600 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $20,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 8.85% ✓
• Cap rate: 54.62%
• Cash-on-cash: 172.59%
• DSCR: 8.68
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.64×
• Total profit: $48,362
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 20.54×
• Total profit: $109,409
• Equity at exit: $1,729

Cash invested: $5,600 (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 →

ZIP-level market 93602

• Home prices YoY: -28.8%
• Active inventory: 58
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$455
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $805

Break-even live

Break-even rent $751

Max offer price $20,000

Occupancy floor 50%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $455 · $5,460/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $20,000 Active 1 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 67 unhealthy d/yr today · 72 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,245
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$5,460
• − Depreciation: −$582
• Taxable income: $10,284
• Est. tax owed @ 24.0%: −$2,468
• After-tax cash flow: $7,197/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: Sierra Unified
• NCES district ID: 0636805
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $67,384
• Composite: 36.91/100
• National rank: #4539
• State rank: #212 of 517 in CA

Livability — Auberry

• Score: 53/100
• State rank: #982
• US rank: #24661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auberry, CA
• City population: 3,091
• Population (ZIP): 3,091

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 12% Hispanic / Latino 10% Native American 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -98.97%
• Current HPI: 244.699
• Rent YoY: —
• Metro: —
• 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

+33.3% since first listed

2 events — show timeline

• 2026-06-17 Price Changed $20,000 FRESNOMLS
• 2026-06-17 Listed $15,000 FRESNOMLS