371 Bethel Ave #27 · Sanger, CA 93657

$159,000

2 bd · 2.0 ba · 1,584 sqft · Manufactured · 93 Days on market

Built 1975 Good condition $100/sqft · 25% above area Est $127k · 25% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled mobile home in the excellent Vista Del Monte Mobile Home Park is move-in ready! The community is welcoming and offers a pool and Clubhouse with a recreation room that has a library and pool table for residents to enjoy. Weekly bingo night adds to the fun! This spacious home features 2 living spaces-a formal living and family room with a formal dining room that has a built-in lighted china cabinet. White 3in window shutters grace the windows in the front of the home and in the bedrooms. Completely updated kitchen opens to the family room. It's stunning with quartz countertops and island, stainless steel refrigerator, gas range/oven, D/W and microwave. The built-in quartz top desk between the kitchen and family room serves as a mini office. Ceiling fans and luxury vinyl plank flooring throughout with newer carpet in the bedrooms. Washer and Dryer are included in the convenient laundry room.Guest bedroom has an attached full bath.Primary bedroom has extra storage cabinets, ensuite bath with dual vanities and slider to the backyard. Easy care, low maintenance yard includes 2 large sheds and the front porch patio furniture. Covered carport provides parking for 2 cars and has new concrete. Ask to see the list of upgrades attached and come see this wonderful home!

Key facts

• Formal dining room
• Community pool
• 2 living spaces

Tags

• REMODELED MOBILE HOME
• COMMUNITY POOL
• CLUBHOUSE WITH RECREATION ROOM
• LIBRARY AND POOL TABLE
• 2 LIVING SPACES
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Sanger — 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 58/100 on livability (#668 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools C-, employment C-, crime D+.
• Sanger Unified (town): math 22% / reading 62% proficiency, ranked #216 of 517 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Crime grade is D 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?
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: 1.33% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $127,092
• List price: $159,000
• Delta: 25.11%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
371 N Bethel #81	0.15mi	2/2.0	1,604 (+1%)	17mo	$145,000	$90	76
371 Bethel Ave #59	0.15mi	2/2.0	1,440 (-9%)	2mo	$86,500	$60	76
371 Bethel Ave Unit SP 51	0.00mi	3/2.0 (+1)	1,440 (-9%)	7mo	$129,000	$90	74
371 Bethel Ave #101	0.00mi	2/2.0	1,440 (-9%)	16mo	$82,000	$57	72
371 Bethel Ave #45	0.00mi	2/2.0	1,440 (-9%)	16mo	$85,000	$59	71
371 Bethel #109	0.00mi	2/2.0	1,440 (-9%)	18mo	$116,000	$81	70
371 Bethel Ave #85	0.00mi	2/2.0	1,440 (-9%)	18mo	$147,000	$102	69
371 Bethel Ave #85	0.00mi	2/2.0	1,440 (-9%)	18mo	$147,000	$102	69
371 N Bethel Ave #80	0.00mi	2/2.0	1,440 (-9%)	22mo	$125,000	$87	66
371 Bethel Ave #44	0.00mi	2/2.0	1,440 (-9%)	23mo	$136,500	$95	65

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $10,310
• Equity at exit: $23,707

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $55,519
• Equity at exit: $13,747

Cash invested: $44,520 (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 93657

• Active inventory: 151
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $566

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 68%

Sensitivity live

Price	-10% $676	-5% $621	+0% $566	+5% $511	+10% $456
Rent	-10% $399	-5% $483	+0% $566	+5% $649	+10% $732
Rate	-1.0pp $646	-0.5pp $606	base $566	+0.5pp $525	+1.0pp $483

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2892 Florence Ave Sanger, CA	3.0	2.0	1731	$2,400	$1.39	11d	1	0.63mi
1415 De Witt Ave Sanger, CA	3.0	1.0	1156	$1,700	$1.47	2d	1	1.19mi
1319 Sanger Ave Sanger, CA	3.0	2.0	1100	$1,695	$1.54	16d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 93 DOM
2. 2026-06-17
   days on market $159,000 Active 92 DOM
3. 2026-06-16
   days on market $159,000 Active 91 DOM
4. 2026-06-15
   days on market $159,000 Active 90 DOM
5. 2026-06-13
   days on market $159,000 Active 88 DOM
6. 2026-06-13
   days on market $159,000 Active 87 DOM
7. 2026-06-10
   days on market $159,000 Active 85 DOM
8. 2026-06-09
   days on market $159,000 Active 84 DOM
9. 2026-06-08
   pricedays on market $159,000 Active 83 DOM
10. 2026-06-07
    days on market $169,000 Active 82 DOM
11. 2026-06-05
    days on market $169,000 Active 79 DOM
12. 2026-06-03
    days on market $169,000 Active 78 DOM
13. 2026-06-02
    days on market $169,000 Active 77 DOM
14. 2026-06-01
    days on market $169,000 Active 76 DOM
15. 2026-05-31
    days on market $169,000 Active 75 DOM
16. 2026-03-13
    listed $169,000 Active 1299-char remark

    Show marketing remark (1299 chars)

    Beautifully remodeled mobile home in the excellent Vista Del Monte Mobile Home Park is move-in ready! The community is welcoming and offers a pool and Clubhouse with a recreation room that has a library and pool table for residents to enjoy. Weekly bingo night adds to the fun! This spacious home features 2 living spaces-a formal living and family room with a formal dining room that has a built-in lighted china cabinet. White 3in window shutters grace the windows in the front of the home and in the bedrooms. Completely updated kitchen opens to the family room. It's stunning with quartz countertops and island, stainless steel refrigerator, gas range/oven, D/W and microwave. The built-in quartz top desk between the kitchen and family room serves as a mini office. Ceiling fans and luxury vinyl plank flooring throughout with newer carpet in the bedrooms. Washer and Dryer are included in the convenient laundry room.Guest bedroom has an attached full bath.Primary bedroom has extra storage cabinets, ensuite bath with dual vanities and slider to the backyard. Easy care, low maintenance yard includes 2 large sheds and the front porch patio furniture. Covered carport provides parking for 2 cars and has new concrete. Ask to see the list of upgrades attached and come see this wonderful home!

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 52 unhealthy d/yr today · 58 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,287
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,625
• Taxable income: $4,529
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $5,704/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Vista Del Monte Mobile Home Park is in good condition with updated kitchens and bathrooms. It offers a good return on investment with minor updates to enhance curb appeal and functionality.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace window seals — Improves energy efficiency and appearance
• Both Replace flooring — Modernizes the home and improves comfort
• Resale Update kitchen appliances — Modernizes the kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace window seals — Improves energy efficiency and appearance ↑
• Both Replace flooring — Modernizes the home and improves comfort ↑
• Resale Update kitchen appliances — Modernizes the kitchen and improves functionality ↑

ⓘ 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: Sanger Unified
• NCES district ID: 0635250
• Math proficiency: 22% ▼ -21.00%
• Reading proficiency: 62% ▲ 9.00%
• Median HH income: $57,180
• Composite: 36.67/100
• National rank: #4608
• State rank: #216 of 517 in CA

Livability — Sanger

• Score: 58/100
• State rank: #668
• US rank: #20675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanger, CA
• County: Fresno County · 834,801 people
• City population: 36,205
• Metro: Fresno, CA
• Population (ZIP): 36,205
• Household income: $78,904
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 878.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% White 25% Two or more races 17% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Russian 1% Italian 1% Iranian 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 52% English-only · Spanish 44% 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: ▼ -254.86%
• Current HPI: 366.3783
• Rent YoY: —
• 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

1 event — show timeline

• 2026-03-13 Listed $169,000 FRESNOMLS