336 E Alluvial Ave #119 · Fresno, CA 93720

$169,999

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 136 Days on market

Built 2019 $161/sqft · 103% above area Est $118k · 45% 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Schools +5.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2019 by Fleetwood Homes, this energy-efficient double-wide manufactured home is located in San Joaquin Village Mobile Home Parka well-maintained, all-ages community in the award-winning Clovis Unified School District. Ideally situated within walking distance to River Park Shopping Center and Kaiser Hospital, this 3-bedroom, 2-bath home offers approximately 1,500 sq. ft. of comfortable, move-in ready living space.Enjoy an open and airy floor plan featuring vaulted ceilings, dual-pane windows, neutral flooring, ceiling fans, and central heating & air. The spacious living room is filled with natural light from large windows adorned with wood box valances. The gourmet kitchen opens to the living area and features wood cabinetry, gas appliances, a large center island, and dishwasher perfect for entertaining or everyday living.The private primary suite includes a walk-in closet and an en-suite bath with dual sinks. Additional highlights include an indoor laundry room with gas hookups, a covered front porch, a 2-car carport, and a storage shed.San Joaquin Village offers a variety of amenities, including a pool, spa, clubhouse, playground, and RV parkingmaking this the perfect place to call home.

Key facts

• Covered front porch
• Gourmet kitchen
• Storage shed

Tags

• OPEN AND AIRY FLOOR PLAN
• GOURMET KITCHEN
• WALK IN CLOSET
• INDOOR LAUNDRY ROOM
• COVERED FRONT PORCH
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.7% in Fresno — 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 62/100 on livability (#469 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, employment D+, schools D.
• 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.
• Market conditions: Rents rising (+1.9%/yr); 176 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $5k 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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $170k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $117,500
• List price: $169,999
• Delta: 44.68%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 E Alluvial Ave #1	0.05mi	2/2.0 (-1)	1,056 (0%)	4mo	$125,000	$118	90
336 E Alluvial Ave Spc 5	0.00mi	2/2.0 (-1)	1,080 (+2%)	11mo	$127,500	$118	82
336 E Alluvial Ave #165	0.00mi	3/2.0	1,080 (+2%)	23mo	$145,000	$134	77
7676 Fresno St #84	0.23mi	2/1.0 (-1)	900 (-15%)	15mo	$80,000	$89	43

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 · 1.91% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,035
• Equity at exit: $25,347

10-year hold

• IRR: 9.1%
• Equity multiple: 1.66×
• Total profit: $31,580
• Equity at exit: $14,698

Cash invested: $47,600 (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 93720

• Rents YoY: 1.9%
• Active inventory: 176
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $484

Break-even live

Break-even rent $1,487

Max offer price $169,999

Occupancy floor 72%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7579 N Angus St Unit 101 Fresno, CA	2.0	2.0	1245	$1,825	$1.47	24d	1	0.14mi
7580 N Angus St Fresno, CA	2.0	2.0	1350	$1,900	$1.41	44d	1	0.15mi
7722 N Angus St Fresno, CA	1.0–2.0	1.0–2.0	820	$1,575	$1.92	3d	1	0.30mi
7511 N First St Fresno, CA	1.0–3.0	1.0–2.5	1078	$2,350	$2.18	2d	21	0.31mi
7625 N First St Fresno, CA	1.0–2.0	1.0	739	$1,625	$2.20	2d	2	0.37mi
7675 N First St Fresno, CA	1.0–2.0	1.0–2.0	989	$1,830	$1.85	44d	1	0.39mi
875 E Cromwell Ave Fresno, CA	3.0	2.0	1472	$2,800	$1.90	14d	1	0.69mi
1050 E Fallbrook Ave Fresno, CA	3.0	2.0	1457	$2,750	$1.89	24d	1	0.92mi
373 W Nees Ave Fresno, CA	1.0–2.0	1.0–2.0	867	$1,855	$2.14	3d	1	0.99mi
6515 N Orchard St Fresno, CA	3.0	2.0	1500	$2,300	$1.53	16d	1	0.99mi
445 W Nees Ave Fresno, CA	1.0–2.0	1.0–2.0	847	$1,820	$2.15	2d	10	1.12mi
8440 N Millbrook Ave Fresno, CA	1.0–2.0	1.5–2.0	1002	$2,000	$2.00	44d	1	1.28mi
91 W Sierra Ave Fresno, CA	3.0	1.5	1291	$2,500	$1.94	16d	1	1.28mi
8153 N Cedar Ave #212 Fresno, CA	2.0	2.0	1141	$1,750	$1.53	24d	1	1.40mi
7350 N Cedar Ave Fresno, CA	2.0	1.0	915	$1,816	$1.98	2d	2	1.44mi
135 E Stuart Ave Fresno, CA	3.0	1.0	1120	$1,995	$1.78	3d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $169,999 Active 136 DOM
2. 2026-06-17
   days on market $169,999 Active 135 DOM
3. 2026-06-16
   days on market $169,999 Active 134 DOM
4. 2026-06-15
   days on market $169,999 Active 133 DOM
5. 2026-06-13
   days on market $169,999 Active 131 DOM
6. 2026-06-13
   days on market $169,999 Active 130 DOM
7. 2026-06-10
   days on market $169,999 Active 128 DOM
8. 2026-06-09
   days on market $169,999 Active 127 DOM
9. 2026-06-08
   days on market $169,999 Active 126 DOM
10. 2026-06-07
    days on market $169,999 Active 125 DOM
11. 2026-06-05
    days on market $169,999 Active 122 DOM
12. 2026-06-03
    days on market $169,999 Active 121 DOM
13. 2026-06-02
    days on market $169,999 Active 120 DOM
14. 2026-06-01
    days on market $169,999 Active 119 DOM
15. 2026-05-31
    days on market $169,999 Active 118 DOM
16. 2026-04-23
    price $174,999 1220-char remark

    Show marketing remark (1220 chars)

    Built in 2019 by Fleetwood Homes, this energy-efficient double-wide manufactured home is located in San Joaquin Village Mobile Home Parka well-maintained, all-ages community in the award-winning Clovis Unified School District. Ideally situated within walking distance to River Park Shopping Center and Kaiser Hospital, this 3-bedroom, 2-bath home offers approximately 1,500 sq. ft. of comfortable, move-in ready living space.Enjoy an open and airy floor plan featuring vaulted ceilings, dual-pane windows, neutral flooring, ceiling fans, and central heating & air. The spacious living room is filled with natural light from large windows adorned with wood box valances. The gourmet kitchen opens to the living area and features wood cabinetry, gas appliances, a large center island, and dishwasher perfect for entertaining or everyday living.The private primary suite includes a walk-in closet and an en-suite bath with dual sinks. Additional highlights include an indoor laundry room with gas hookups, a covered front porch, a 2-car carport, and a storage shed.San Joaquin Village offers a variety of amenities, including a pool, spa, clubhouse, playground, and RV parkingmaking this the perfect place to call home.

17. 2026-02-02
    listed $179,999 Active 1220-char remark

    Show marketing remark (1220 chars)

    Built in 2019 by Fleetwood Homes, this energy-efficient double-wide manufactured home is located in San Joaquin Village Mobile Home Parka well-maintained, all-ages community in the award-winning Clovis Unified School District. Ideally situated within walking distance to River Park Shopping Center and Kaiser Hospital, this 3-bedroom, 2-bath home offers approximately 1,500 sq. ft. of comfortable, move-in ready living space.Enjoy an open and airy floor plan featuring vaulted ceilings, dual-pane windows, neutral flooring, ceiling fans, and central heating & air. The spacious living room is filled with natural light from large windows adorned with wood box valances. The gourmet kitchen opens to the living area and features wood cabinetry, gas appliances, a large center island, and dishwasher perfect for entertaining or everyday living.The private primary suite includes a walk-in closet and an en-suite bath with dual sinks. Additional highlights include an indoor laundry room with gas hookups, a covered front porch, a 2-car carport, and a storage shed.San Joaquin Village offers a variety of amenities, including a pool, spa, clubhouse, playground, and RV parkingmaking this the perfect place to call home.

18. 2025-12-23
    price $179,999
19. 2020-03-30
    soldstatus $110,000 Sold
20. 2020-03-11
    status Pending
21. 2020-03-10
    status Backup
22. 2020-01-29
    listed $110,000 Active
23. 2011-12-15
    soldstatus $11,000
24. 2011-11-06
    price $13,500
25. 2011-11-06
    historical
26. 2011-09-28
    listed $11,000

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 48 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,198
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,945
• Taxable income: $3,298
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $5,017/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 — Fresno

• Score: 62/100
• State rank: #469
• US rank: #15907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, CA
• County: Fresno County · 834,801 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 50,089
• Household income: $105,050
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1796.0

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 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 28% Two or more races 16% Asian 16% Black 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Russian 2% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 10% Other Indo-European 6% 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: ▼ -278.23%
• Current HPI: 332.618
• Rent YoY: ▲ 1.91%
• 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

+1490.9% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $174,999 FRESNOMLS
• 2026-02-02 Listed $179,999 FRESNOMLS
• 2025-12-23 Price Changed $179,999 FRESNOMLS
• 2020-03-30 Sold (MLS) $110,000 FRESNOMLS
• 2020-03-11 Pending — FRESNOMLS
• 2020-03-10 Pending — FRESNOMLS
• 2020-01-29 Listed $110,000 FRESNOMLS
• 2011-12-15 Sold (MLS) $11,000 FRESNOMLS
• 2011-11-06 Delisted — FRESNOMLS
• 2011-11-06 Price Changed $13,500 FRESNOMLS
• 2011-09-28 Listed $11,000 FRESNOMLS