1724 Minnewawa Ave #56 · Clovis, CA 93612

$64,900

2 bd · 1.0 ba · 700 sqft · Manufactured · 121 Days on market

Built 2017 $93/sqft · 16% above area Est $56k · 16% over $474/mo HOA · 32% of rent ↓ 18% 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
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Bonaventure Park, a 55+ mobile home community in the heart of Clovis, CA (1724 Minnewawa Avenue). This vibrant, age-restricted community offers a relaxed lifestyle with convenient access to shopping, dining, and transportation routes just minutes away.Comfortable mobile home featuring 2 bedrooms and 1 bathroom perfect for downsizing or retirement living.Kitchen, family room, and inside washer & dryer hook-ups for everyday convenience.Pet-friendly community small indoor pets and most breeds are allowed with size/park approval.Residents enjoy a range of shared amenities designed for comfort and recreation:✔ Spacious clubhouse✔ Swimming pool and spa✔ Laundromat and outdoor common areasCentrally located in Clovis with easy access to: Shopping centers & grocery stores, Restaurants and services, Major highways and transit options

Key facts

• Swimming pool
• Spacious clubhouse
• Shared amenities

Tags

• INSIDE WASHER DRYER HOOK-UPS
• PET-FRIENDLY COMMUNITY
• SHARED AMENITIES
• SPACIOUS CLUBHOUSE
• SWIMMING POOL
• OUTDOOR COMMON AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: Rents rising (+2.6%/yr); 85 active listings in the ZIP; 14 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 $449 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 + 2.6% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.29% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 3.6

CMA / ARV

• ARV (median comp): $55,900
• List price: $64,900
• Delta: 16.10%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 Minnewawa #8	0.11mi	2/1.0	712 (+2%)	1mo	$54,800	$77	91
1724 Minnewawa Ave #94	0.00mi	2/1.0	720 (+3%)	8mo	$58,500	$81	88
1724 Minnewawa Ave #164	0.00mi	1/1.0 (-1)	664 (-5%)	2mo	$52,500	$79	85
1500 Villa Ave #146	0.39mi	2/1.0	700 (0%)	4mo	$99,000	$141	79
1724 Minnewawa Ave #215	0.00mi	2/1.0	800 (+14%)	9mo	$72,500	$91	69
1724 Minnewawa Ave Spc 90	0.16mi	2/1.0	624 (-11%)	8mo	$22,000	$35	68
1724 Minnewawa #95	0.16mi	1/1.0 (-1)	612 (-13%)	3mo	$57,000	$93	64
1500 Villa Ave #143	0.39mi	2/2.0	720 (+3%)	12mo	$54,000	$75	63
1724 Minnewawa Ave #227	0.12mi	2/2.0	800 (+14%)	6mo	$65,200	$82	62
1272 Villa Ave #28	0.42mi	2/1.0	784 (+12%)	1mo	$85,000	$108	60
1500 W Villa Ave N Spc 7	0.39mi	2/1.0	800 (+14%)	1mo	$59,500	$74	57
1272 Villa Ave #60	0.44mi	2/1.5	650 (-7%)	11mo	$10,000	$15	56

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $5,401
• Equity at exit: $9,677

10-year hold

• IRR: 16.7%
• Equity multiple: 2.35×
• Total profit: $24,615
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$474
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $253

Break-even live

Break-even rent $1,168

Max offer price $64,900

Occupancy floor 78%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Villa Ave Clovis, CA	1.0	1.0	651	$1,300	$2.00	23d	1	0.43mi
139 Santa Ana Ave Clovis, CA	1.0	1.0	620	$1,365	$2.20	10d	3	0.49mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	43d	1	0.66mi
1008 Jefferson Ave Unit D Clovis, CA	2.0	1.0	700	$1,375	$1.96	23d	1	0.78mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	3d	1	0.80mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	1d	13	0.83mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	23d	1	0.95mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	43d	1	0.95mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	1d	8	1.17mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	2d	3	1.23mi
2810 Willow Ave Clovis, CA	1.0	1.0	621	$1,389	$2.24	3d	1	1.29mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	1d	7	1.29mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,945	$2.30	11d	2	1.31mi
1469 5th St Unit C Clovis, CA	1.0	1.0	461	$1,595	$3.46	43d	1	1.37mi

HOA detail

• Monthly dues: $474 · $5,688/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $64,900 Active 121 DOM
2. 2026-06-17
   days on market $64,900 Active 120 DOM
3. 2026-06-16
   days on market $64,900 Active 119 DOM
4. 2026-06-15
   days on market $64,900 Active 118 DOM
5. 2026-06-13
   days on market $64,900 Active 116 DOM
6. 2026-06-13
   days on market $64,900 Active 115 DOM
7. 2026-06-10
   days on market $64,900 Active 113 DOM
8. 2026-06-09
   days on market $64,900 Active 112 DOM
9. 2026-06-08
   days on market $64,900 Active 111 DOM
10. 2026-06-07
    days on market $64,900 Active 110 DOM
11. 2026-06-05
    days on market $64,900 Active 107 DOM
12. 2026-06-03
    days on market $64,900 Active 106 DOM
13. 2026-06-02
    days on market $64,900 Active 105 DOM
14. 2026-06-01
    days on market $64,900 Active 104 DOM
15. 2026-05-31
    days on market $64,900 Active 103 DOM
16. 2026-04-21
    price $69,900 856-char remark

    Show marketing remark (856 chars)

    Welcome to Bonaventure Park, a 55+ mobile home community in the heart of Clovis, CA (1724 Minnewawa Avenue). This vibrant, age-restricted community offers a relaxed lifestyle with convenient access to shopping, dining, and transportation routes just minutes away.Comfortable mobile home featuring 2 bedrooms and 1 bathroom perfect for downsizing or retirement living.Kitchen, family room, and inside washer & dryer hook-ups for everyday convenience.Pet-friendly community small indoor pets and most breeds are allowed with size/park approval.Residents enjoy a range of shared amenities designed for comfort and recreation:✔ Spacious clubhouse✔ Swimming pool and spa✔ Laundromat and outdoor common areasCentrally located in Clovis with easy access to: Shopping centers & grocery stores, Restaurants and services, Major highways and transit options

17. 2026-03-20
    price $77,900 856-char remark

    Show marketing remark (856 chars)

    Welcome to Bonaventure Park, a 55+ mobile home community in the heart of Clovis, CA (1724 Minnewawa Avenue). This vibrant, age-restricted community offers a relaxed lifestyle with convenient access to shopping, dining, and transportation routes just minutes away.Comfortable mobile home featuring 2 bedrooms and 1 bathroom perfect for downsizing or retirement living.Kitchen, family room, and inside washer & dryer hook-ups for everyday convenience.Pet-friendly community small indoor pets and most breeds are allowed with size/park approval.Residents enjoy a range of shared amenities designed for comfort and recreation:✔ Spacious clubhouse✔ Swimming pool and spa✔ Laundromat and outdoor common areasCentrally located in Clovis with easy access to: Shopping centers & grocery stores, Restaurants and services, Major highways and transit options

18. 2026-02-10
    listed $85,000 Active 856-char remark

    Show marketing remark (856 chars)

    Welcome to Bonaventure Park, a 55+ mobile home community in the heart of Clovis, CA (1724 Minnewawa Avenue). This vibrant, age-restricted community offers a relaxed lifestyle with convenient access to shopping, dining, and transportation routes just minutes away.Comfortable mobile home featuring 2 bedrooms and 1 bathroom perfect for downsizing or retirement living.Kitchen, family room, and inside washer & dryer hook-ups for everyday convenience.Pet-friendly community small indoor pets and most breeds are allowed with size/park approval.Residents enjoy a range of shared amenities designed for comfort and recreation:✔ Spacious clubhouse✔ Swimming pool and spa✔ Laundromat and outdoor common areasCentrally located in Clovis with easy access to: Shopping centers & grocery stores, Restaurants and services, Major highways and transit options

ⓘ 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: $17,859
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − HOA: −$5,688
• − Depreciation: −$1,888
• Taxable income: $2,492
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $2,440/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

-17.8% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $69,900 FRESNOMLS
• 2026-03-20 Price Changed $77,900 FRESNOMLS
• 2026-02-10 Listed $85,000 FRESNOMLS