1701 Dinuba Ave #140 · Selma, CA 93662

$70,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 6 Days on market

Built 1981 Est $79k · 11% under $615/mo HOA · 33% of rent

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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
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained manufactured home in the desirable McCall Village Mobile Park 55+ Community! This immaculate 2-bedroom, 2-bath offers a spacious and inviting floor plan filled with natural light. The large kitchen provides plenty of counter space and cabinetry. Enjoy the comfort of generous living areas, ample storage throughout, and a convenient storage shed for all your extra belongings. Situated on a spacious lot, this home offers room to relax and enjoy outdoor living while benefiting from the peaceful surroundings of the community. Move-in ready and exceptionally cared for, this is a wonderful opportunity to enjoy comfortable, low-maintenance living.

Key facts

• Large kitchen
• Storage shed
• Spacious lot

Tags

• LARGE KITCHEN
• GENEROUS LIVING AREAS
• AMPLE STORAGE
• STORAGE SHED
• SPACIOUS LOT
• OUTDOOR LIVING

Property features AI

Finance

• HOA & community: Association with clubhouse and pool; Association fee $615 monthly

Exterior

• Parking: Carport / has carport
• Utilities: Electric on; Public sewer; Public utilities
• Home design: Mobile home (Madison); Park space is rented
• Construction: Vinyl siding; Composition roof; Concrete foundation
• Exterior features: One-level; Covered patio/porch; Urban lot setting; Private pool (community in-ground pool indicated)

Interior

• Bathrooms: 2 bathrooms; Tub/shower
• Heating & cooling: Central heat and air conditioning; Heating present; Cooling present
• Interior features: Indoor laundry
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 12.6% vs local median 4.8% in Selma — 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 59/100 on livability (#658 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+; Watch: crime F, amenities F, employment F.
• Selma Unified (town): math 20% / reading 58% proficiency, ranked #250 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Indianola Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 354 students, 88% FRL); Abraham Lincoln Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 888 students, 91% FRL); Selma High (math 22% / reading 63%, grade F, #466 of 1,170 statewide, top 40%, 1,742 students, 88% FRL) — zoned schools average 89% FRL vs 73% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $484 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: moderate 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 $70,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.65% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $78,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Dinuba Ave Spc 56	0.00mi	2/2.0	1,248 (0%)	2mo	$68,000	$54	99
1701 Dinuba Ave Spc 56	0.00mi	2/2.0	1,248 (0%)	2mo	$68,000	$54	99
1701 Dinuba Ave #83	0.00mi	2/2.0	1,152 (-8%)	11mo	$82,500	$72	78
1701 Dinuba Ave #83	0.00mi	2/2.0	1,152 (-8%)	11mo	$82,500	$72	78
1701 Dinuba Ave #42	0.00mi	2/2.0	1,344 (+8%)	13mo	$45,000	$33	76
1701 Dinuba Ave #141	0.00mi	3/2.0 (+1)	1,248 (0%)	23mo	$116,000	$93	76
1701 E Dinuba Ave #52	0.09mi	2/2.0	1,200 (-4%)	16mo	$50,000	$42	76
1701 Dinuba Ave #134	0.00mi	2/2.0	1,344 (+8%)	16mo	$83,000	$62	74
1701 Dinuba Ave #174	0.09mi	2/2.0	1,152 (-8%)	14mo	$80,000	$69	71
1701 Dinuba Ave #167	0.00mi	2/1.8	1,344 (+8%)	20mo	$85,000	$63	70
1701 Dinuba Ave #175	0.09mi	2/2.0	1,344 (+8%)	24mo	$88,000	$65	63
1701 E Dinuba Ave #31	0.09mi	3/2.0 (+1)	1,400 (+12%)	22mo	$53,000	$38	52

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $12,311
• Equity at exit: $10,437

10-year hold

• IRR: 24.5%
• Equity multiple: 3.16×
• Total profit: $42,304
• Equity at exit: $6,052

Cash invested: $19,600 (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 93662

• Home prices YoY: -32.6%
• Active inventory: 60
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$615
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $365

Break-even live

Break-even rent $1,391

Max offer price $70,000

Occupancy floor 75%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1650 Floral Ave Selma, CA	1.0–2.0	1.0	800	$1,799	$2.25	1d	2	0.82mi

HOA detail

• Monthly dues: $615 · $7,380/yr

Listing history 6 events

1. 2026-06-18
   days on market $70,000 Active 6 DOM
2. 2026-06-17
   days on market $70,000 Active 5 DOM
3. 2026-06-16
   days on market $70,000 Active 4 DOM
4. 2026-06-15
   days on market $70,000 Active 3 DOM
5. 2026-06-13
   remarks 686-char remark
6. 2026-06-13
   listed $70,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 41 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,234
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$7,380
• − Depreciation: −$2,036
• Taxable income: $3,939
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,435/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: Selma Unified
• NCES district ID: 0636270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 58% ▲ 14.00%
• Median HH income: $42,026
• Composite: 32.75/100
• National rank: #5636
• State rank: #250 of 517 in CA

Livability — Selma

• Score: 59/100
• State rank: #658
• US rank: #20374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, CA
• County: Fresno County · 834,801 people
• City population: 29,419
• Metro: Fresno, CA
• Population (ZIP): 29,419
• Household income: $61,564
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 797.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% White 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Russian 1% Iranian 1% Italian 1%
• Foreign-born: 22% · Canada
• Languages at home: 50% English-only · Spanish 47% Other Indo-European 3%

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: ▼ -178.57%
• Current HPI: 369.7645
• 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

1 event — show timeline

• 2026-06-08 Listed $70,000 FRESNOMLS