1284 Elizabeth St #80 · Coalinga, CA 93210

$105,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 19 Days on market

Built 1986 Good condition $107/sqft · 662% above area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bathroom Manufacture home sitting in the Amondako Mobile Home Park. As you enter you will find to your left the living room open concept with dinning and spacious beautiful kitchen with new cabinetry, and granite counter tops. Next to kitchen is the spacious laundry room and master bedroom with walking closet and master bathroom. To your right you will find 2 bedrooms and a full bathroom. Recessed lighting though out the home. This manufacture home has been completely remodel, from new walls to new roof, HVAC, plumbing, electrical. Don't miss out on this delightful home and schedule your tour with me today!

Key facts

• Open concept
• Walking closet
• New cabinetry

Tags

• OPEN CONCEPT
• NEW CABINETRY
• GRANITE COUNTER TOPS
• SPACIOUS LAUNDRY ROOM
• WALKING CLOSET
• RECESSED LIGHTING

Property features AI

Finance

• Other: Residential property; Located at 1284 Elizabeth St #80, Coalinga, CA 93210
• HOA & community: No homeowners association; No association amenities listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-level
• Construction: Built in 1986
• Exterior features: No horses allowed; Composition roof

Interior

• Kitchen: Breakfast area; Microwave; Garbage disposal; Trash compactor
• Bedrooms: 3 bedrooms
• Heating & cooling: Central heating; Central air conditioning; Evaporative cooler
• Interior features: Breakfast area; Microwave; Garbage disposal; Trash compactor
• Laundry & utility: Indoor laundry with gas hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.9% in Coalinga — 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 (#946 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D+, schools F, amenities F.
• Coalinga-Huron Unified (town): math 14% / reading 40% proficiency, ranked #384 of 517 in CA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $726 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 + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

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 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?
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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $13,776
• List price: $105,000
• Delta: 662.20%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Sullivan St #27	0.72mi	3/1.0	862 (-12%)	15mo	$10,000	$12	30

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $364
• Equity at exit: $15,656

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $22,747
• Equity at exit: $9,078

Cash invested: $29,400 (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 93210

• Home prices YoY: -11.7%
• Active inventory: 76
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $273

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $345	-5% $309	+0% $273	+5% $236	+10% $200
Rent	-10% $173	-5% $223	+0% $273	+5% $322	+10% $372
Rate	-1.0pp $325	-0.5pp $299	base $273	+0.5pp $245	+1.0pp $218

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Truman St Coalinga, CA	2.0	1.0–2.0	867	$1,162	$1.34	3d	5	0.66mi
720 E Elm Ave Unit D Coalinga, CA	3.0	2.0	1100	$1,245	$1.13	13d	1	0.66mi
760 E Elm Ave Unit A Coalinga, CA	2.0	1.0	800	$1,095	$1.37	17d	1	0.67mi
546 E Polk St Unit 546 Coalinga, CA	2.0	1.0	896	$1,275	$1.42	11d	1	1.05mi

Listing history 17 events

1. 2026-06-21
   days on market $105,000 Active 19 DOM
2. 2026-06-19
   days on market $105,000 Active 17 DOM
3. 2026-06-18
   days on market $105,000 Active 16 DOM
4. 2026-06-17
   days on market $105,000 Active 15 DOM
5. 2026-06-16
   days on market $105,000 Active 14 DOM
6. 2026-06-15
   days on market $105,000 Active 13 DOM
7. 2026-06-14
   days on market $105,000 Active 11 DOM
8. 2026-06-13
   days on marketlisting id $105,000 Active 10 DOM
9. 2026-06-10
   days on market $105,000 Active 36 DOM
10. 2026-06-09
    days on market $105,000 Active 35 DOM
11. 2026-06-08
    days on market $105,000 Active 34 DOM
12. 2026-06-07
    days on marketlisting id $105,000 Active 33 DOM
13. 2026-06-02
    days on marketlisting id $105,000 Active 1 DOM
14. 2026-06-01
    days on market $105,000 Active 27 DOM
15. 2026-05-31
    days on market $105,000 Active 26 DOM
16. 2026-05-30
    days on market $105,000 Active 25 DOM
17. 2026-05-05
    listed $105,000 Active 636-char remark

    Show marketing remark (636 chars)

    Charming 3-bedroom, 2-bathroom Manufacture home sitting in the Amondako Mobile Home Park. As you enter you will find to your left the living room open concept with dinning and spacious beautiful kitchen with new cabinetry, and granite counter tops. Next to kitchen is the spacious laundry room and master bedroom with walking closet and master bathroom. To your right you will find 2 bedrooms and a full bathroom. Recessed lighting though out the home. This manufacture home has been completely remodel, from new walls to new roof, HVAC, plumbing, electrical. Don't miss out on this delightful home and schedule your tour with me today!

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥106°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,162
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,055
• Taxable income: $1,700
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,863/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 80/100 Cosmetic rehab

This charming 3-bedroom, 2-bathroom manufactured home is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Add smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Add smart home features — Enhances convenience and marketability ↑

ⓘ 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: Coalinga-Huron Unified
• NCES district ID: 0609120
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $40,366
• Composite: 22.69/100
• National rank: #8040
• State rank: #384 of 517 in CA

Livability — Coalinga

• Score: 53/100
• State rank: #946
• US rank: #24409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coalinga, CA
• County: Fresno County · 834,801 people
• City population: 18,491
• Metro: Fresno, CA
• Population (ZIP): 18,491
• Household income: $74,817
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 336.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% White 24% Two or more races 18% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 59% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 47% English-only · Spanish 50% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -39.35%
• Current HPI: 296.6031
• 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

• 2026-05-05 Listed $105,000 FRESNOMLS