1724 Minnewawa Ave #131 · Clovis, CA 93612

$120,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 23 Days on market

Built 1977 Est $91k · 32% 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 +9.1/10.0
• 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

Spacious 2 bedroom, 2 bath manufactured home with an office in Bonaventure Mobile Home Park. Private carport and large decks on both sides. Picture yourself relaxing here or socializing at the clubhouse that has sitting areas, fireplace, kitchen area, and pool table. Outside the clubhouse is a nice pool and spa. This is a 55 and over community. Everything is close by too from banking to shopping, groceries and restaraunts, even a bowling alley. Come to Clovis and find your home!

Key facts

• Community pool
• Community spa
• Three storage sheds

Tags

• COVERED PATIO
• COMMUNITY POOL
• COMMUNITY SPA
• THREE STORAGE SHEDS
• CONVENIENT CLOVIS LOCATION

Property features AI

Finance

• HOA & community: Community pool; Community spa/hot tub; Clubhouse; Security; Landscape maintenance; Monthly association fee

Exterior

• Parking: Carport; Has carport
• Utilities: Electric on; Public sewer; Public utilities
• Home design: Manufactured home; Metal roof
• Construction: Metal siding; Wood subfloor
• Exterior features: One level; Covered patio/porch; Shed(s); Urban lot

Interior

• Kitchen: F/S Range/Oven; Dishwasher; Disposal
• Flooring: Laminate; Tile
• Bathrooms: 2 bathrooms; Shower
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Isolated bedroom; Wheelchair access; Hand rails
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $830 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 + 2.6% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $99k; 21% 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $91,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 Minnewawa Ave #134	0.00mi	2/2.0	1,140 (-1%)	1mo	$90,000	$79	98
1724 Minnewawa Ave #211	0.00mi	2/2.0	1,200 (+4%)	9mo	$87,000	$73	86
1724 Minnewawa Ave	0.12mi	2/2.0	1,100 (-4%)	10mo	$65,000	$59	78
1724 Minnewawa #184	0.16mi	2/2.0	1,100 (-4%)	10mo	$65,000	$59	76
1500 Villa Ave #53	0.39mi	2/1.8	1,128 (-2%)	10mo	$69,950	$62	69
1650 Villa Ave #9	0.30mi	2/2.0	1,040 (-10%)	3mo	$120,000	$115	68
1500 W Villa #32	0.39mi	2/2.0	1,248 (+8%)	1mo	$98,500	$79	67
1650 Villa Ave #7	0.30mi	2/2.0	1,040 (-10%)	9mo	$120,000	$115	62
1272 Villa Ave #66	0.42mi	2/2.0	1,000 (-13%)	4mo	$70,000	$70	55
1001 Sylmar Ave #82	0.75mi	2/2.0	1,152 (0%)	12mo	$95,000	$82	55
1001 Sylmar Ave #82	0.75mi	2/2.0	1,152 (0%)	12mo	$95,000	$82	55
1001 Sylmar Ave #239	0.72mi	2/1.0	1,000 (-13%)	5mo	$124,900	$125	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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $12,367
• Equity at exit: $17,892

10-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $50,148
• Equity at exit: $10,375

Cash invested: $33,600 (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 93612

• Rents YoY: 2.6%
• Active inventory: 85
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $508

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 65%

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: $30,000
• Closing costs: $3,600
• 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	44d	1	0.12mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	44d	1	0.38mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	44d	1	0.43mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	24d	1	0.45mi
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	44d	1	0.45mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	3d	1	0.47mi
189 W Santa Ana Ave Apt F Clovis, CA	2.0	1.0	800	$1,450	$1.81	3d	1	0.53mi
145 Rall Ave Clovis, CA	3.0	2.0	1200	$1,900	$1.58	16d	1	0.54mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	44d	1	0.66mi
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	24d	3	0.69mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	21d	1	0.72mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	44d	1	0.77mi
608 W Scott Ave Clovis, CA	3.0	2.0	1398	$2,100	$1.50	2d	1	0.77mi
1008 Jefferson Ave Unit D Clovis, CA	2.0	1.0	700	$1,375	$1.96	24d	1	0.78mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	3d	1	0.80mi
1201 Scott Ave Clovis, CA	2.0	1.0	932	$1,568	$1.68	3d	4	0.82mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	2d	13	0.83mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	21d	1	0.86mi
5477 E Indianapolis Ave Fresno, CA	3.0	1.0	1403	$2,295	$1.64	44d	1	0.86mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	21d	1	0.95mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	44d	1	0.95mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	24d	1	0.95mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	44d	1	0.95mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	24d	1	0.95mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	24d	1	0.95mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	44d	1	0.95mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	44d	1	0.95mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	44d	1	0.95mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	44d	1	0.95mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	3d	1	0.95mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	3d	1	0.95mi
1042 Adler Dr Clovis, CA	2.0	1.5	1200	$1,895	$1.58	44d	1	1.00mi
434 W Stuart Ave Unit 2 Clovis, CA	2.0	1.0	860	$1,575	$1.83	3d	1	1.01mi
700 Music Ave Unit 102 Clovis, CA	2.0	1.5	950	$1,675	$1.76	44d	1	1.06mi
700 Music Ave Clovis, CA	2.0	2.0	950	$1,675	$1.76	24d	1	1.06mi
251 Minnewawa Ave Clovis, CA	2.0	1.5	1100	$2,100	$1.91	15d	1	1.07mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	24d	1	1.09mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	2d	8	1.17mi
841 W San Gabriel Ave Clovis, CA	3.0	2.0	1288	$1,995	$1.55	44d	1	1.19mi
360 Cole Ave Clovis, CA	2.0	2.0	1224	$1,600	$1.31	44d	1	1.20mi

Listing history 32 events

1. 2026-06-18
   days on market $120,000 Active 23 DOM
2. 2026-06-17
   days on market $120,000 Active 22 DOM
3. 2026-06-16
   days on market $120,000 Active 21 DOM
4. 2026-06-15
   days on market $120,000 Active 20 DOM
5. 2026-06-13
   days on market $120,000 Active 18 DOM
6. 2026-06-13
   days on market $120,000 Active 17 DOM
7. 2026-06-10
   days on market $120,000 Active 15 DOM
8. 2026-06-09
   days on market $120,000 Active 14 DOM
9. 2026-06-08
   days on market $120,000 Active 13 DOM
10. 2026-06-07
    days on market $120,000 Active 12 DOM
11. 2026-06-05
    days on market $120,000 Active 9 DOM
12. 2026-06-03
    days on market $120,000 Active 8 DOM
13. 2026-06-02
    days on market $120,000 Active 7 DOM
14. 2026-06-01
    days on market $120,000 Active 6 DOM
15. 2026-05-31
    days on market $120,000 Active 5 DOM
16. 2026-05-26
    listed $120,000 Active
17. 2023-10-11
    soldstatus $99,000 Sold 483-char remark

    Show marketing remark (483 chars)

    Spacious 2 bedroom, 2 bath manufactured home with an office in Bonaventure Mobile Home Park. Private carport and large decks on both sides. Picture yourself relaxing here or socializing at the clubhouse that has sitting areas, fireplace, kitchen area, and pool table. Outside the clubhouse is a nice pool and spa. This is a 55 and over community. Everything is close by too from banking to shopping, groceries and restaraunts, even a bowling alley. Come to Clovis and find your home!

18. 2023-08-28
    status Pending Sale

    Show marketing remark (483 chars)

    Spacious 2 bedroom, 2 bath manufactured home with an office in Bonaventure Mobile Home Park. Private carport and large decks on both sides. Picture yourself relaxing here or socializing at the clubhouse that has sitting areas, fireplace, kitchen area, and pool table. Outside the clubhouse is a nice pool and spa. This is a 55 and over community. Everything is close by too from banking to shopping, groceries and restaraunts, even a bowling alley. Come to Clovis and find your home!

19. 2023-08-28
    status Backup 483-char remark

    Show marketing remark (483 chars)

    Spacious 2 bedroom, 2 bath manufactured home with an office in Bonaventure Mobile Home Park. Private carport and large decks on both sides. Picture yourself relaxing here or socializing at the clubhouse that has sitting areas, fireplace, kitchen area, and pool table. Outside the clubhouse is a nice pool and spa. This is a 55 and over community. Everything is close by too from banking to shopping, groceries and restaraunts, even a bowling alley. Come to Clovis and find your home!

20. 2023-08-27
    historical
21. 2023-08-22
    price $100,000 483-char remark

    Show marketing remark (483 chars)

    Spacious 2 bedroom, 2 bath manufactured home with an office in Bonaventure Mobile Home Park. Private carport and large decks on both sides. Picture yourself relaxing here or socializing at the clubhouse that has sitting areas, fireplace, kitchen area, and pool table. Outside the clubhouse is a nice pool and spa. This is a 55 and over community. Everything is close by too from banking to shopping, groceries and restaraunts, even a bowling alley. Come to Clovis and find your home!

22. 2023-08-21
    listed $100,000 Active
23. 2023-08-08
    listed $334,900 Active 483-char remark

    Show marketing remark (483 chars)

    Spacious 2 bedroom, 2 bath manufactured home with an office in Bonaventure Mobile Home Park. Private carport and large decks on both sides. Picture yourself relaxing here or socializing at the clubhouse that has sitting areas, fireplace, kitchen area, and pool table. Outside the clubhouse is a nice pool and spa. This is a 55 and over community. Everything is close by too from banking to shopping, groceries and restaraunts, even a bowling alley. Come to Clovis and find your home!

24. 2021-08-13
    price $85,000
25. 2021-08-11
    soldstatus $85,000 Sold
26. 2021-07-08
    status Pending
27. 2021-07-05
    price $88,500
28. 2021-06-22
    status Active
29. 2021-05-25
    status Pending
30. 2021-05-19
    status Active
31. 2021-04-05
    status Pending
32. 2021-03-25
    listed $88,500 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 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: $20,320
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$3,491
• Taxable income: $4,456
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $5,032/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

+35.6% since first listed

17 events — show timeline

• 2026-05-26 Listed $120,000 FRESNOMLS
• 2023-10-11 Sold (MLS) $99,000 FRESNOMLS
• 2023-08-28 Pending — CRMLS
• 2023-08-28 Pending — FRESNOMLS
• 2023-08-27 Listing Removed — CRMLS
• 2023-08-22 Price Changed $100,000 FRESNOMLS
• 2023-08-21 Listed $100,000 CRMLS
• 2023-08-08 Listed $334,900 FRESNOMLS
• 2021-08-13 Price Changed $85,000 FRESNOMLS
• 2021-08-11 Sold (MLS) $85,000 FRESNOMLS
• 2021-07-08 Pending — FRESNOMLS
• 2021-07-05 Price Changed $88,500 FRESNOMLS
• 2021-06-22 Relisted — FRESNOMLS
• 2021-05-25 Pending — FRESNOMLS
• 2021-05-19 Relisted — FRESNOMLS
• 2021-04-05 Pending — FRESNOMLS
• 2021-03-25 Listed $88,500 FRESNOMLS