339 N Frankwood Ave #9 · Minkler, CA 93657

$150,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 104 Days on market

Built 1974 Good condition 1,001 sqft lot $104/sqft · 16% above area Est $129k · 16% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.0/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sherwood Forest Golf Course Mobile home park, a truly beautiful mobile home, offers a tranquil retreat amidst the trees. Nestled in the heart of a well-established golf course, this home boasts a new roof, updated window, a remodeled bathroom, upgraded flooring, and a kitchen that has been given a facelift. One of the seller's favorite daily activities is enjoying the space on the 3/4 wraparound covered deck that sits on the edge of the golf course. The home also comes with a community pool and an access golf cart path to the golf course, allowing you to head over to the clubhouse if you wish. Take 180 East and take the Frankwood Avenue turn off to enjoy the picturesque country view to your new home.

Key facts

• Remodeled bathroom
• Upgraded flooring
• Updated window

Tags

• NEW ROOF
• UPDATED WINDOW
• REMODELED BATHROOM
• UPGRADED FLOORING
• KITCHEN FACELIFT
• WRAPAROUND COVERED DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 40/100 on livability (#1,388 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A-; Watch: crime D+, schools F, amenities F.
• 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; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 31% 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 $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $150k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1974 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $129,000
• List price: $150,000
• Delta: 16.28%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 N Frankwood #29	0.00mi	2/2.0	1,444 (+0%)	3mo	$135,000	$93	97
339 N Frankwood Ave #6	0.00mi	3/2.0 (+1)	1,464 (+2%)	3mo	$123,000	$84	89
339 N Frankwood Ave	0.00mi	2/2.0	1,440 (0%)	20mo	$146,500	$102	83
339 N FRANKWOOD Ave Spc 8	0.00mi	2/2.0	1,440 (0%)	20mo	$146,500	$102	83
339 N Frankwood Ave Ave #15	0.00mi	2/2.0	1,440 (0%)	21mo	$133,115	$92	83

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $12,210
• Equity at exit: $22,365

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $57,739
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $573

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 67%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 104 DOM
2. 2026-06-17
   days on market $150,000 Active 103 DOM
3. 2026-06-16
   days on market $150,000 Active 102 DOM
4. 2026-06-15
   days on market $150,000 Active 101 DOM
5. 2026-06-13
   days on market $150,000 Active 99 DOM
6. 2026-06-13
   days on market $150,000 Active 98 DOM
7. 2026-06-10
   days on market $150,000 Active 96 DOM
8. 2026-06-09
   days on market $150,000 Active 95 DOM
9. 2026-06-08
   days on market $150,000 Active 94 DOM
10. 2026-06-07
    days on market $150,000 Active 93 DOM
11. 2026-06-05
    days on market $150,000 Active 90 DOM
12. 2026-06-03
    days on market $150,000 Active 89 DOM
13. 2026-06-02
    days on market $150,000 Active 88 DOM
14. 2026-06-01
    days on market $150,000 Active 87 DOM
15. 2026-05-31
    days on market $150,000 Active 86 DOM
16. 2026-04-22
    price $160,000 709-char remark

    Show marketing remark (709 chars)

    Sherwood Forest Golf Course Mobile home park, a truly beautiful mobile home, offers a tranquil retreat amidst the trees. Nestled in the heart of a well-established golf course, this home boasts a new roof, updated window, a remodeled bathroom, upgraded flooring, and a kitchen that has been given a facelift. One of the seller's favorite daily activities is enjoying the space on the 3/4 wraparound covered deck that sits on the edge of the golf course. The home also comes with a community pool and an access golf cart path to the golf course, allowing you to head over to the clubhouse if you wish. Take 180 East and take the Frankwood Avenue turn off to enjoy the picturesque country view to your new home.

17. 2026-03-06
    listed $165,000 Active 709-char remark

    Show marketing remark (709 chars)

    Sherwood Forest Golf Course Mobile home park, a truly beautiful mobile home, offers a tranquil retreat amidst the trees. Nestled in the heart of a well-established golf course, this home boasts a new roof, updated window, a remodeled bathroom, upgraded flooring, and a kitchen that has been given a facelift. One of the seller's favorite daily activities is enjoying the space on the 3/4 wraparound covered deck that sits on the edge of the golf course. The home also comes with a community pool and an access golf cart path to the golf course, allowing you to head over to the clubhouse if you wish. Take 180 East and take the Frankwood Avenue turn off to enjoy the picturesque country view to your new home.

18. 2025-07-11
    historical
19. 2025-06-13
    status Active
20. 2025-06-13
    status Active
21. 2025-02-27
    listed $169,000 Active
22. 2025-02-24
    listed $169,000 Active
23. 2017-08-12
    price $47,000
24. 2017-08-09
    soldstatus $47,000 Sold
25. 2017-06-20
    status Pending
26. 2017-06-15
    price $65,000
27. 2017-04-28
    listed $65,000 Active

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 58 unhealthy d/yr today · 65 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,448
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$4,364
• Taxable income: $4,770
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $5,730/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including a new roof and remodeled bathrooms. It offers a tranquil setting with a wraparound covered deck and access to a community pool, making it a great investment opportunity.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Both Replace flooring — Hardwood flooring is dated and could be replaced with more modern options
• Resale Update kitchen appliances — Modern appliances can increase appeal and value
• Resale Update bathroom fixtures — Updated fixtures can enhance the bathroom's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Hardwood flooring is dated and could be replaced with more modern options ↑
• Resale Update kitchen appliances — Modern appliances can increase appeal and value ↑
• Resale Update bathroom fixtures — Updated fixtures can enhance the bathroom's appeal and 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: 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 — Minkler

• Score: 40/100
• State rank: #1388
• US rank: #27290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minkler, CA
• County: Fresno County · 834,801 people
• 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

+146.2% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $160,000 FRESNOMLS
• 2026-03-06 Listed $165,000 FRESNOMLS
• 2025-07-11 Listing Removed — CRMLS
• 2025-06-13 Relisted — CRMLS
• 2025-06-13 Relisted — FRESNOMLS
• 2025-02-27 Listed $169,000 CRMLS
• 2025-02-24 Listed $169,000 FRESNOMLS
• 2017-08-12 Price Changed $47,000 FRESNOMLS
• 2017-08-09 Sold (MLS) $47,000 FRESNOMLS
• 2017-06-20 Pending — FRESNOMLS
• 2017-06-15 Price Changed $65,000 FRESNOMLS
• 2017-04-28 Listed $65,000 FRESNOMLS