371 Bethel Ave #70 · Sanger, CA 93657

$145,000

3 bd · 2.0 ba · 1,781 sqft · Manufactured · 52 Days on market

Built 1976 Good condition $81/sqft · 14% above area Est $127k · 14% over ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home, located within a 55+ park, has been meticulously maintained and improved over the past seven years. A new roof, updated windows, a modern furnace system, new flooring, and a sleek cook stove have all been added, ensuring your peace of mind and comfort. Nestled in a prime location within the community, this home offers convenient guest parking right outside the front door, picturesque green spaces, and delightful views of the pool. The sellers have thoughtfully installed three spacious decks around the house, providing various options for outdoor entertainment.Inside, you'll find a well-planned split floorplan. The primary bedroom, complete with an en-suite bath, is thoughtfully positioned at the opposite end of the house from the other two bedrooms, offering added privacy and tranquility.In summary, this immaculate 55+ home is the epitome of comfortable and convenient living, with its structural improvements, ideal location, ample outdoor spaces, and a well-designed floorplan. Don't miss the opportunity to make this house your new home!

Key facts

• Brand-new ac
• Updated ducting
• Guest parking

Tags

• BRAND-NEW AC
• UPDATED DUCTING
• WALK IN BATHTUB
• GUEST PARKING
• CLUBHOUSE
• COMMUNITY POOL

Property features AI

Finance

• Other: Living area reported by owner; Directions provided for property location
• HOA & community: Association fees billed monthly

Exterior

• Parking: Carport (has carport)
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home (Levitt make)
• Construction: Wood siding; Wood subfloor foundation; Composition roof
• Exterior features: One-level home; Covered patio and deck; Shed(s); Urban corner lot with garden area; Community in-ground pool (private access indicated); Park space rented

Interior

• Kitchen: Range/oven (F/S); Gas appliances; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Bedroom(s) with isolated layout
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms; Tub/shower combination in at least one bathroom; Tub in at least one bathroom
• Heating & cooling: Central heating and cooling; Has heating and has cooling
• Interior features: Isolated bedroom; Isolated bathroom; Hand rails and accessible bathroom fixtures; Free-standing fireplace (1)
• Laundry & utility: Laundry inside in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: employment C-, crime D+, 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.
• Zoned schools: Ronald W. Reagan Elementary (552 students, 69% FRL); Washington Academic Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,462 students, 75% FRL); Sanger High (math 24% / reading 66%, grade D-, #425 of 1,170 statewide, top 37%, 2,734 students, 67% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Sanger Unified average; the district grade overstates school quality for this exact location.
• Market conditions: 154 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $124k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1976 — 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. 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?
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: 14.82%
• Cash-on-cash: 30.44%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $127,027
• List price: $145,000
• Delta: 14.15%
• 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
371 N Bethel #81	0.15mi	2/2.0 (-1)	1,604 (-10%)	17mo	$145,000	$90	57

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: 25.1%
• Equity multiple: 2.04×
• Total profit: $42,138
• Equity at exit: $21,620

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $121,315
• Equity at exit: $12,537

Cash invested: $40,600 (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 93657

• Active inventory: 154
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,572 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $1,030

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,130	-5% $1,080	+0% $1,030	+5% $980	+10% $930
Rent	-10% $827	-5% $928	+0% $1,030	+5% $1,132	+10% $1,233
Rate	-1.0pp $1,103	-0.5pp $1,067	base $1,030	+0.5pp $992	+1.0pp $954

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Reagan Ave Sanger, CA	4.0	3.0	2122	$2,700	$1.27	3d	1	0.39mi
2892 Florence Ave Sanger, CA	3.0	2.0	1731	$2,400	$1.39	12d	1	0.63mi
812 N St Sanger, CA	4.0	2.0	2354	$2,300	$0.98	4d	1	1.17mi
812 N St Unit A Sanger, CA	4.0	2.0	2354	$2,300	$0.98	4d	1	1.19mi

Listing history 22 events

1. 2026-06-21
   days on market $145,000 Active 52 DOM
2. 2026-06-18
   days on market $145,000 Active 49 DOM
3. 2026-06-17
   days on market $145,000 Active 48 DOM
4. 2026-06-16
   days on market $145,000 Active 47 DOM
5. 2026-06-15
   price $145,000 Active 46 DOM
6. 2026-06-15
   days on market $150,000 Active 46 DOM
7. 2026-06-13
   days on market $150,000 Active 44 DOM
8. 2026-06-13
   days on market $150,000 Active 43 DOM
9. 2026-06-10
   days on market $150,000 Active 41 DOM
10. 2026-06-09
    days on market $150,000 Active 40 DOM
11. 2026-06-08
    days on market $150,000 Active 39 DOM
12. 2026-06-07
    days on market $150,000 Active 38 DOM
13. 2026-06-05
    days on market $150,000 Active 35 DOM
14. 2026-06-03
    days on market $150,000 Active 34 DOM
15. 2026-06-02
    days on market $150,000 Active 33 DOM
16. 2026-06-01
    days on market $150,000 Active 32 DOM
17. 2026-05-31
    days on market $150,000 Active 31 DOM
18. 2026-04-29
    listed $150,000 Active 984-char remark
19. 2023-11-17
    soldstatus $124,000 Sold 1063-char remark

    Show marketing remark (1063 chars)

    This home, located within a 55+ park, has been meticulously maintained and improved over the past seven years. A new roof, updated windows, a modern furnace system, new flooring, and a sleek cook stove have all been added, ensuring your peace of mind and comfort. Nestled in a prime location within the community, this home offers convenient guest parking right outside the front door, picturesque green spaces, and delightful views of the pool. The sellers have thoughtfully installed three spacious decks around the house, providing various options for outdoor entertainment.Inside, you'll find a well-planned split floorplan. The primary bedroom, complete with an en-suite bath, is thoughtfully positioned at the opposite end of the house from the other two bedrooms, offering added privacy and tranquility.In summary, this immaculate 55+ home is the epitome of comfortable and convenient living, with its structural improvements, ideal location, ample outdoor spaces, and a well-designed floorplan. Don't miss the opportunity to make this house your new home!

20. 2023-10-03
    status Pending 1063-char remark

    Show marketing remark (1063 chars)

    This home, located within a 55+ park, has been meticulously maintained and improved over the past seven years. A new roof, updated windows, a modern furnace system, new flooring, and a sleek cook stove have all been added, ensuring your peace of mind and comfort. Nestled in a prime location within the community, this home offers convenient guest parking right outside the front door, picturesque green spaces, and delightful views of the pool. The sellers have thoughtfully installed three spacious decks around the house, providing various options for outdoor entertainment.Inside, you'll find a well-planned split floorplan. The primary bedroom, complete with an en-suite bath, is thoughtfully positioned at the opposite end of the house from the other two bedrooms, offering added privacy and tranquility.In summary, this immaculate 55+ home is the epitome of comfortable and convenient living, with its structural improvements, ideal location, ample outdoor spaces, and a well-designed floorplan. Don't miss the opportunity to make this house your new home!

21. 2023-09-25
    price $140,000 1063-char remark

    Show marketing remark (1063 chars)

    This home, located within a 55+ park, has been meticulously maintained and improved over the past seven years. A new roof, updated windows, a modern furnace system, new flooring, and a sleek cook stove have all been added, ensuring your peace of mind and comfort. Nestled in a prime location within the community, this home offers convenient guest parking right outside the front door, picturesque green spaces, and delightful views of the pool. The sellers have thoughtfully installed three spacious decks around the house, providing various options for outdoor entertainment.Inside, you'll find a well-planned split floorplan. The primary bedroom, complete with an en-suite bath, is thoughtfully positioned at the opposite end of the house from the other two bedrooms, offering added privacy and tranquility.In summary, this immaculate 55+ home is the epitome of comfortable and convenient living, with its structural improvements, ideal location, ample outdoor spaces, and a well-designed floorplan. Don't miss the opportunity to make this house your new home!

22. 2023-09-05
    listed $155,000 Active 1063-char remark

    Show marketing remark (1063 chars)

    This home, located within a 55+ park, has been meticulously maintained and improved over the past seven years. A new roof, updated windows, a modern furnace system, new flooring, and a sleek cook stove have all been added, ensuring your peace of mind and comfort. Nestled in a prime location within the community, this home offers convenient guest parking right outside the front door, picturesque green spaces, and delightful views of the pool. The sellers have thoughtfully installed three spacious decks around the house, providing various options for outdoor entertainment.Inside, you'll find a well-planned split floorplan. The primary bedroom, complete with an en-suite bath, is thoughtfully positioned at the opposite end of the house from the other two bedrooms, offering added privacy and tranquility.In summary, this immaculate 55+ home is the epitome of comfortable and convenient living, with its structural improvements, ideal location, ample outdoor spaces, and a well-designed floorplan. Don't miss the opportunity to make this house your new 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: $30,865
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − Depreciation: −$4,218
• Taxable income: $10,686
• Est. tax owed @ 24.0%: −$2,565
• After-tax cash flow: $9,794/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 charming home is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental trim landscaping — improves curb appeal and attracts tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental trim landscaping — improves curb appeal and attracts tenants ↑

ⓘ 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

-6.5% since first listed

6 events — show timeline

• 2026-06-15 Price Changed $145,000 FRESNOMLS
• 2026-04-29 Listed $150,000 FRESNOMLS
• 2023-11-17 Sold (MLS) $124,000 FRESNOMLS
• 2023-10-03 Pending — FRESNOMLS
• 2023-09-25 Price Changed $140,000 FRESNOMLS
• 2023-09-05 Listed $155,000 FRESNOMLS