3550 N Duke Ave #45 · Fresno, CA 93727

$54,999

1 bd · 1.0 ba · 624 sqft · Manufactured · 48 Days on market

Built 1979 Good condition $88/sqft · 323% above area ↓ 15% 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 +7.5/15.0
• Schools +5.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home in Country Living Park (no age restrictions) is one you do not want to pass up! It has been completely updated with new laminate/ wood flooring throughout, new appliances in kitchen (refrigerator and gas stove)dishwasher is fairly new, stainless steel sink with new fixture. Freshly painted throughout. Anlin double pain windows with blinds. New fixtures in bathroom sink and tub. New washer and dryer. New AC and it works very well.This is a gem of a deal.Seller willing to include certain furnishings @ buyer request.

Key facts

• Stainless steel sink
• New washer and dryer
• New ac

Tags

• UPDATED LAMINATE WOOD FLOORING
• NEW APPLIANCES IN KITCHEN
• STAINLESS STEEL SINK
• NEW FIXTURES IN BATHROOM
• NEW WASHER AND DRYER
• NEW AC

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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 (+3.0%/yr); 327 active listings in the ZIP; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,349 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1979 — 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. 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: 2.89% ✓
• Cap rate: 25.35%
• Cash-on-cash: 68.07%
• DSCR: 4.03
• GRM: 2.9

CMA / ARV

• ARV (median comp): $13,000
• List price: $54,999
• Delta: 323.07%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 67.4%
• Equity multiple: 4.03×
• Total profit: $46,665
• Equity at exit: $8,201

10-year hold

• IRR: 71.6%
• Equity multiple: 8.28×
• Total profit: $112,041
• Equity at exit: $4,755

Cash invested: $15,400 (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 93727

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $873

Break-even live

Break-even rent $481

Max offer price $54,999

Occupancy floor 40%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-06
   status Pending 536-char remark

   Show marketing remark (536 chars)

   This mobile home in Country Living Park (no age restrictions) is one you do not want to pass up! It has been completely updated with new laminate/ wood flooring throughout, new appliances in kitchen (refrigerator and gas stove)dishwasher is fairly new, stainless steel sink with new fixture. Freshly painted throughout. Anlin double pain windows with blinds. New fixtures in bathroom sink and tub. New washer and dryer. New AC and it works very well.This is a gem of a deal.Seller willing to include certain furnishings @ buyer request.

2. 2026-05-01
   status Active 536-char remark

   Show marketing remark (536 chars)

   This mobile home in Country Living Park (no age restrictions) is one you do not want to pass up! It has been completely updated with new laminate/ wood flooring throughout, new appliances in kitchen (refrigerator and gas stove)dishwasher is fairly new, stainless steel sink with new fixture. Freshly painted throughout. Anlin double pain windows with blinds. New fixtures in bathroom sink and tub. New washer and dryer. New AC and it works very well.This is a gem of a deal.Seller willing to include certain furnishings @ buyer request.

3. 2026-03-26
   historical Pending Accepting Backups 536-char remark

   Show marketing remark (536 chars)

   This mobile home in Country Living Park (no age restrictions) is one you do not want to pass up! It has been completely updated with new laminate/ wood flooring throughout, new appliances in kitchen (refrigerator and gas stove)dishwasher is fairly new, stainless steel sink with new fixture. Freshly painted throughout. Anlin double pain windows with blinds. New fixtures in bathroom sink and tub. New washer and dryer. New AC and it works very well.This is a gem of a deal.Seller willing to include certain furnishings @ buyer request.

4. 2026-03-25
   status Pending 536-char remark

   Show marketing remark (536 chars)

   This mobile home in Country Living Park (no age restrictions) is one you do not want to pass up! It has been completely updated with new laminate/ wood flooring throughout, new appliances in kitchen (refrigerator and gas stove)dishwasher is fairly new, stainless steel sink with new fixture. Freshly painted throughout. Anlin double pain windows with blinds. New fixtures in bathroom sink and tub. New washer and dryer. New AC and it works very well.This is a gem of a deal.Seller willing to include certain furnishings @ buyer request.

5. 2026-03-18
   listed $54,999 Active 536-char remark

   Show marketing remark (536 chars)

   This mobile home in Country Living Park (no age restrictions) is one you do not want to pass up! It has been completely updated with new laminate/ wood flooring throughout, new appliances in kitchen (refrigerator and gas stove)dishwasher is fairly new, stainless steel sink with new fixture. Freshly painted throughout. Anlin double pain windows with blinds. New fixtures in bathroom sink and tub. New washer and dryer. New AC and it works very well.This is a gem of a deal.Seller willing to include certain furnishings @ buyer request.

6. 2022-12-22
   soldstatus $60,000 Sold 171-char remark

   Show marketing remark (171 chars)

   Schedule an appointment to view this adorable home. Kitchen has light blue cabinets and AC window unit in the living room. Park amenities include a pool & club house.

7. 2022-11-17
   status Backup 171-char remark

   Show marketing remark (171 chars)

   Schedule an appointment to view this adorable home. Kitchen has light blue cabinets and AC window unit in the living room. Park amenities include a pool & club house.

8. 2022-06-23
   listed $65,000 Active 171-char remark

   Show marketing remark (171 chars)

   Schedule an appointment to view this adorable home. Kitchen has light blue cabinets and AC window unit in the living room. Park amenities include a pool & club house.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 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: $19,042
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$1,600
• Taxable income: $10,214
• Est. tax owed @ 24.0%: −$2,451
• After-tax cash flow: $8,030/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, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental 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: 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): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% Two or more races 22% White 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 1% Slovak 1% Portuguese 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 25% Other Asian/Pacific 13% Other Indo-European 6%

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: ▼ -317.54%
• Current HPI: 379.1959
• Rent YoY: ▲ 2.95%
• 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

-15.4% since first listed

8 events — show timeline

• 2026-05-06 Pending — FRESNOMLS
• 2026-05-01 Relisted — FRESNOMLS
• 2026-03-26 Contingent — FRESNOMLS
• 2026-03-25 Pending — FRESNOMLS
• 2026-03-18 Listed $54,999 FRESNOMLS
• 2022-12-22 Sold (MLS) $60,000 FRESNOMLS
• 2022-11-17 Pending — FRESNOMLS
• 2022-06-23 Listed $65,000 FRESNOMLS