1724 Minnewawa Ave #155 · Clovis, CA 93612

$94,750

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 48 Days on market

Built 1973 $95/sqft · 48% above area Est $77k · 24% over

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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
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This rejuvenated gem is priced to sell! Make an appointment today.

Key facts

• Handicap accessible
• Outside storage shed
• Community pool

Tags

• HANDICAP ACCESSIBLE
• NEWER WHEELCHAIR LIFT
• SPACIOUS COVERED PATIO
• OUTSIDE STORAGE SHED

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Carport; Has carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home; Park space rented; Heritage make
• Construction: Metal roof; Metal siding; Wood subfloor
• Exterior features: One level; Shed(s); Urban lot

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Built-in features; Wheelchair access
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $66k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $91,907 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.77% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.42%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $76,707
• List price: $94,750
• Delta: 23.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1272 Villa Ave #66	0.42mi	2/2.0	1,000 (0%)	4mo	$70,000	$70	77
1650 Villa Ave #9	0.30mi	2/2.0	1,040 (+4%)	3mo	$120,000	$115	77
1724 Minnewawa Ave #134	0.00mi	2/2.0	1,140 (+14%)	1mo	$90,000	$79	76
1650 Villa Ave #7	0.30mi	2/2.0	1,040 (+4%)	9mo	$120,000	$115	72
1724 Minnewawa Ave	0.12mi	2/2.0	1,100 (+10%)	11mo	$65,000	$59	69
1724 Minnewawa Ave #166	0.16mi	2/1.0	900 (-10%)	4mo	$53,900	$60	68
1724 Minnewawa #184	0.16mi	2/2.0	1,100 (+10%)	11mo	$65,000	$59	67
1500 E Villa Avenue Ave N #19	0.25mi	2/2.0	1,050 (+5%)	23mo	$100,000	$95	61
1001 Sylmar Ave #239	0.72mi	2/1.0	1,000 (0%)	5mo	$124,900	$125	58
1500 Villa #45	0.39mi	2/2.0	1,080 (+8%)	16mo	$65,000	$60	55
1500 Villa Ave #53	0.39mi	2/1.8	1,128 (+13%)	11mo	$69,950	$62	51
1500 Villa Ave #33	0.39mi	1/1.8 (-1)	1,100 (+10%)	21mo	$116,000	$105	42

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: 24.7%
• Equity multiple: 2.01×
• Total profit: $26,915
• Equity at exit: $14,128

10-year hold

• IRR: 32.3%
• Equity multiple: 3.88×
• Total profit: $76,292
• Equity at exit: $8,192

Cash invested: $26,530 (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: 86
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$497
• Tax est. 1.5%: −$118 /mo · $1,421/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $673

Break-even live

Break-even rent $829

Max offer price $94,750

Occupancy floor 55%

Sensitivity live

Price	-10% $738	-5% $705	+0% $673	+5% $640	+10% $607
Rent	-10% $540	-5% $606	+0% $673	+5% $739	+10% $805
Rate	-1.0pp $720	-0.5pp $697	base $673	+0.5pp $648	+1.0pp $623

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: $23,688
• Closing costs: $2,842
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 W Beverly Ave Unit Advertising Unit Clovis, CA	2.0	1.0	850	$1,650	$1.94	46d	1	0.12mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	46d	1	0.38mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	46d	1	0.43mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	25d	1	0.45mi
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	46d	1	0.45mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	5d	1	0.47mi
189 W Santa Ana Ave Apt F Clovis, CA	2.0	1.0	800	$1,450	$1.81	5d	1	0.53mi
145 Rall Ave Clovis, CA	3.0	2.0	1200	$1,900	$1.58	18d	1	0.54mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	46d	1	0.66mi
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	25d	3	0.69mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	23d	1	0.72mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	46d	1	0.77mi
608 W Scott Ave Clovis, CA	3.0	2.0	1398	$2,100	$1.50	0d	1	0.77mi
1008 Jefferson Ave Unit D Clovis, CA	2.0	1.0	700	$1,375	$1.96	25d	1	0.78mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	5d	1	0.80mi
1201 Scott Ave Clovis, CA	2.0	1.0	932	$1,575	$1.69	0d	4	0.82mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,741	$2.18	0d	12	0.83mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	23d	1	0.86mi
5477 E Indianapolis Ave Fresno, CA	3.0	1.0	1403	$2,295	$1.64	46d	1	0.86mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	46d	1	0.95mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	46d	1	0.95mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	25d	1	0.95mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	25d	1	0.95mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	46d	1	0.95mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	46d	1	0.95mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	5d	1	0.95mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	25d	1	0.95mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	23d	1	0.95mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	46d	1	0.95mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	46d	1	0.95mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	4d	1	0.95mi
1042 Adler Dr Clovis, CA	2.0	1.5	1200	$1,895	$1.58	46d	1	1.00mi
434 W Stuart Ave Unit 2 Clovis, CA	2.0	1.0	860	$1,575	$1.83	5d	1	1.01mi
700 Music Ave Unit 102 Clovis, CA	2.0	1.5	950	$1,675	$1.76	46d	1	1.06mi
700 Music Ave Clovis, CA	2.0	2.0	950	$1,675	$1.76	25d	1	1.06mi
251 Minnewawa Ave Clovis, CA	2.0	1.5	1100	$2,100	$1.91	16d	1	1.07mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	25d	1	1.09mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	3d	8	1.17mi
841 W San Gabriel Ave Clovis, CA	3.0	2.0	1288	$1,995	$1.55	46d	1	1.19mi
360 Cole Ave Clovis, CA	2.0	2.0	1224	$1,600	$1.31	46d	1	1.20mi

Listing history 33 events

1. 2026-06-21
   days on market $94,750 Active 48 DOM
2. 2026-06-18
   days on market $94,750 Active 45 DOM
3. 2026-06-17
   days on market $94,750 Active 44 DOM
4. 2026-06-16
   days on market $94,750 Active 43 DOM
5. 2026-06-15
   days on market $94,750 Active 42 DOM
6. 2026-06-13
   days on market $94,750 Active 40 DOM
7. 2026-06-13
   days on market $94,750 Active 39 DOM
8. 2026-06-10
   days on market $94,750 Active 37 DOM
9. 2026-06-09
   days on market $94,750 Active 36 DOM
10. 2026-06-08
    days on market $94,750 Active 35 DOM
11. 2026-06-07
    days on market $94,750 Active 34 DOM
12. 2026-06-05
    days on market $94,750 Active 31 DOM
13. 2026-06-03
    days on market $94,750 Active 30 DOM
14. 2026-06-02
    days on market $94,750 Active 29 DOM
15. 2026-06-01
    days on market $94,750 Active 28 DOM
16. 2026-05-31
    days on market $94,750 Active 27 DOM
17. 2026-05-03
    listed $94,750 Active 427-char remark
18. 2021-04-06
    price $66,000 66-char remark

    Show marketing remark (66 chars)

    This rejuvenated gem is priced to sell! Make an appointment today.

19. 2021-03-31
    soldstatus $66,000 Sold 66-char remark

    Show marketing remark (66 chars)

    This rejuvenated gem is priced to sell! Make an appointment today.

20. 2021-03-02
    status Backup 66-char remark

    Show marketing remark (66 chars)

    This rejuvenated gem is priced to sell! Make an appointment today.

21. 2021-03-02
    price $72,000 66-char remark

    Show marketing remark (66 chars)

    This rejuvenated gem is priced to sell! Make an appointment today.

22. 2021-02-28
    listed $72,000 Active 66-char remark

    Show marketing remark (66 chars)

    This rejuvenated gem is priced to sell! Make an appointment today.

23. 2021-01-06
    listed $72,000 Active
24. 2018-03-30
    price $48,900
25. 2018-03-30
    soldstatus $49,000 Sold
26. 2018-02-08
    status Pending
27. 2018-02-08
    price $49,000
28. 2018-01-30
    price $48,900
29. 2018-01-30
    listed $48,900,000 Active
30. 2003-07-08
    soldstatus $22,500
31. 2003-06-24
    historical
32. 2003-06-24
    price $26,500
33. 2003-05-02
    listed $22,500

ⓘ 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 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: $20,162
• − Mortgage interest: −$5,307
• − Property taxes: −$1,421
• − Insurance: −$474
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$2,756
• Taxable income: $6,977
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $6,396/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

+321.1% since first listed

17 events — show timeline

• 2026-05-03 Listed $94,750 FRESNOMLS
• 2021-04-06 Price Changed $66,000 FRESNOMLS
• 2021-03-31 Sold (MLS) $66,000 FRESNOMLS
• 2021-03-02 Pending — FRESNOMLS
• 2021-03-02 Price Changed $72,000 FRESNOMLS
• 2021-02-28 Listed $72,000 FRESNOMLS
• 2021-01-06 Listed $72,000 FRESNOMLS
• 2018-03-30 Price Changed $48,900 FRESNOMLS
• 2018-03-30 Sold (MLS) $49,000 FRESNOMLS
• 2018-02-08 Pending — FRESNOMLS
• 2018-02-08 Price Changed $49,000 FRESNOMLS
• 2018-01-30 Price Changed $48,900 FRESNOMLS
• 2018-01-30 Listed $48,900,000 FRESNOMLS
• 2003-07-08 Sold (MLS) $22,500 FRESNOMLS
• 2003-06-24 Price Changed $26,500 FRESNOMLS
• 2003-06-24 Delisted — FRESNOMLS
• 2003-05-02 Listed $22,500 FRESNOMLS