1215 Michelle Way #32 · Coalinga, CA 93210

$45,000

2 bd · 2.0 ba · 810 sqft · Manufactured · 49 Days on market

Built 1991 Good condition Est $45k · at est. ↓ 22% since listing

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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
• ARV discount +7.0/15.0
• 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

Price to sell !! Located in Coalinga CA. Short distance to the park, shools and freeway. This special single wide mobile features 2 extra large bedrooms and two bathrooms. Call a REALTOR today for your private showing.

Key facts

• Built 1991
• Listed 48 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Manufactured home; Mobile home (Make: 2602A)
• Construction: Composition roof; Wood and metal siding; Wood subfloor foundation
• Exterior features: One-level; Composition roof; Wood siding and metal siding; Wood subfloor foundation; Urban lot setting; Park space rented

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating and cooling
• Interior features: Laundry located inside; Central heat and air conditioning
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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+, amenities F, commute 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.
• Zoned schools: Annie E. Cheney Kindergarten (61 students, 80% FRL); Coalinga Middle (684 students, 84% FRL); Coalinga High (math 17% / reading 42%, grade F, #750 of 1,170 statewide, top 66%, 1,266 students, 89% FRL).
• Market conditions: 76 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.59% ✓
• Cap rate: 22.52%
• Cash-on-cash: 57.95%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $44,550
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
599 Childers	0.71mi	2/1.0	802 (-1%)	20mo	$44,000	$55	44
520 Sullivan St #27	0.69mi	3/1.0 (+1)	862 (+6%)	15mo	$10,000	$12	36

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: 56.5%
• Equity multiple: 3.50×
• Total profit: $31,483
• Equity at exit: $6,710

10-year hold

• IRR: 61.5%
• Equity multiple: 7.14×
• Total profit: $77,392
• Equity at exit: $3,891

Cash invested: $12,600 (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 93210

• Home prices YoY: -11.7%
• Active inventory: 76
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $609

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• 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	2d	5	0.64mi
720 E Elm Ave Unit D Coalinga, CA	3.0	2.0	1100	$1,245	$1.13	11d	1	0.66mi
760 E Elm Ave Unit A Coalinga, CA	2.0	1.0	800	$1,095	$1.37	16d	1	0.66mi
546 E Polk St Unit 546 Coalinga, CA	2.0	1.0	896	$1,275	$1.42	10d	1	1.00mi

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 49 DOM
2. 2026-06-18
   days on market $45,000 Active 48 DOM
3. 2026-06-17
   days on market $45,000 Active 47 DOM
4. 2026-06-16
   days on market $45,000 Active 46 DOM
5. 2026-06-15
   days on market $45,000 Active 45 DOM
6. 2026-06-14
   days on market $45,000 Active 43 DOM
7. 2026-06-13
   days on market $45,000 Active 42 DOM
8. 2026-06-10
   days on market $45,000 Active 40 DOM
9. 2026-06-09
   days on market $45,000 Active 39 DOM
10. 2026-06-08
    days on market $45,000 Active 38 DOM
11. 2026-06-07
    days on market $45,000 Active 37 DOM
12. 2026-06-02
    days on market $45,000 Active 32 DOM
13. 2026-06-01
    days on market $45,000 Active 31 DOM
14. 2026-05-31
    days on market $45,000 Active 30 DOM
15. 2026-05-30
    days on market $45,000 Active 29 DOM
16. 2026-04-30
    listed $45,000 Active 217-char remark
17. 2024-11-03
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Price to sell !! Located in Coalinga CA. Short distance to the park, shools and freeway. This special single wide mobile features 2 extra large bedrooms and two bathrooms. Call a REALTOR today for your private showing.

18. 2024-10-31
    soldstatus $48,000 Closed 218-char remark

    Show marketing remark (218 chars)

    Price to sell !! Located in Coalinga CA. Short distance to the park, shools and freeway. This special single wide mobile features 2 extra large bedrooms and two bathrooms. Call a REALTOR today for your private showing.

19. 2024-09-25
    price $49,000 218-char remark

    Show marketing remark (218 chars)

    Price to sell !! Located in Coalinga CA. Short distance to the park, shools and freeway. This special single wide mobile features 2 extra large bedrooms and two bathrooms. Call a REALTOR today for your private showing.

20. 2024-09-11
    listed $58,000 Active 218-char remark

    Show marketing remark (218 chars)

    Price to sell !! Located in Coalinga CA. Short distance to the park, shools and freeway. This special single wide mobile features 2 extra large bedrooms and two bathrooms. Call a REALTOR today for your private showing.

ⓘ 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: $13,967
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$1,309
• Taxable income: $7,003
• Est. tax owed @ 24.0%: −$1,681
• After-tax cash flow: $5,622/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 recently updated mobile home in Coalinga, CA, offers two spacious bedrooms, two updated bathrooms, and a well-maintained exterior. It is move-in ready and presents a good investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the kitchen backsplash — A new backsplash can modernize the kitchen and add value
• Both Upgrading the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the kitchen backsplash — A new backsplash can modernize the kitchen and add value ↑
• Both Upgrading the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms ↑

ⓘ 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

-22.4% since first listed

5 events — show timeline

• 2026-04-30 Listed $45,000 FRESNOMLS
• 2024-11-03 Pending — FRESNOMLS
• 2024-10-31 Sold (MLS) $48,000 FRESNOMLS
• 2024-09-25 Price Changed $49,000 FRESNOMLS
• 2024-09-11 Listed $58,000 FRESNOMLS