371 Bethel Ave #24 · Sanger, CA 93657

$139,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 10 Days on market

Built 1977 $97/sqft · 9% above area Est $128k · 9% over

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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 +3.7/10.0
• ARV discount +3.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled 2 bedroom 2 bath PRICED TO SELL IMMEDIATELY! This charming mobile has been fully updated featuring a newly updated kitchen with top of the line modern cabinets, counters, and appliances. Enjoy new dual pane windows and slider, HIGH-END vinyl plank flooring, fresh interior paint, and an upgraded heating and cooling system. Located in the quiet and well-kept Vista Del Monte Park. Don't miss out on this opportune turnkey home.

Key facts

• Modern cabinets
• Dual pane windows
• Vinyl plank flooring

Tags

• NEWLY UPDATED KITCHEN
• MODERN CABINETS
• DUAL PANE WINDOWS
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 12.2% vs local median 3.6% in Sanger — 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 58/100 on livability (#668 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools C-, employment C-, crime D+.
• Sanger Unified (town): math 22% / reading 62% proficiency, ranked #216 of 517 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $961 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 + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $67k; list at $139k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $139,000

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. Crime grade is D 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?
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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $127,533
• List price: $139,000
• Delta: 8.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
371 Bethel Ave #59	0.16mi	2/2.0	1,440 (0%)	2mo	$86,500	$60	91
371 Bethel Ave Unit SP 51	0.00mi	3/2.0 (+1)	1,440 (0%)	7mo	$129,000	$90	89
371 Bethel Ave #101	0.00mi	2/2.0	1,440 (0%)	16mo	$82,000	$57	87
371 Bethel Ave #45	0.00mi	2/2.0	1,440 (0%)	16mo	$85,000	$59	86
371 Bethel Ave #99	0.00mi	2/2.0	1,344 (-7%)	3mo	$109,674	$82	86
371 Bethel #109	0.00mi	2/2.0	1,440 (0%)	18mo	$116,000	$81	85
371 Bethel Ave #85	0.00mi	2/2.0	1,440 (0%)	18mo	$147,000	$102	84
371 Bethel Ave #85	0.00mi	2/2.0	1,440 (0%)	18mo	$147,000	$102	84
371 Bethel Ave Ave #86	0.00mi	2/2.0	1,344 (-7%)	13mo	$160,000	$119	78
371 Bethel Ave #102	0.00mi	3/2.0 (+1)	1,248 (-13%)	2mo	$127,500	$102	71
371 Bethel Ave Spc 2	0.00mi	2/2.0	1,248 (-13%)	9mo	$134,000	$107	70
371 N Bethel #81	0.16mi	2/2.0	1,604 (+11%)	17mo	$145,000	$90	59

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $21,185
• Equity at exit: $20,725

10-year hold

• IRR: 22.5%
• Equity multiple: 2.92×
• Total profit: $74,816
• Equity at exit: $12,018

Cash invested: $38,920 (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 93657

• Active inventory: 151
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $686

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 62%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2892 Florence Ave Sanger, CA	3.0	2.0	1731	$2,400	$1.39	10d	1	0.63mi
1415 De Witt Ave Sanger, CA	3.0	1.0	1156	$1,700	$1.47	1d	1	1.19mi
1319 Sanger Ave Sanger, CA	3.0	2.0	1100	$1,695	$1.54	15d	1	1.37mi

Listing history 28 events

1. 2026-06-18
   days on market $139,000 Active 10 DOM
2. 2026-06-17
   days on market $139,000 Active 9 DOM
3. 2026-06-16
   days on market $139,000 Active 8 DOM
4. 2026-06-15
   days on market $139,000 Active 7 DOM
5. 2026-06-13
   days on market $139,000 Active 5 DOM
6. 2026-06-13
   days on market $139,000 Active 4 DOM
7. 2026-06-10
   days on market $139,000 Active 2 DOM
8. 2026-06-09
   days on marketlisting id $139,000 Active 1 DOM
9. 2026-06-07
   days on market $139,000 Active 93 DOM
10. 2026-06-05
    days on market $139,000 Active 90 DOM
11. 2026-06-03
    days on market $139,000 Active 89 DOM
12. 2026-06-02
    days on market $139,000 Active 88 DOM
13. 2026-06-01
    days on market $139,000 Active 87 DOM
14. 2026-05-31
    days on market $139,000 Active 86 DOM
15. 2026-04-22
    price $139,000 443-char remark

    Show marketing remark (443 chars)

    Fully remodeled 2 bedroom 2 bath PRICED TO SELL IMMEDIATELY! This charming mobile has been fully updated featuring a newly updated kitchen with top of the line modern cabinets, counters, and appliances. Enjoy new dual pane windows and slider, HIGH-END vinyl plank flooring, fresh interior paint, and an upgraded heating and cooling system. Located in the quiet and well-kept Vista Del Monte Park. Don't miss out on this opportune turnkey home.

16. 2026-03-06
    listed $139,900 Active 443-char remark

    Show marketing remark (443 chars)

    Fully remodeled 2 bedroom 2 bath PRICED TO SELL IMMEDIATELY! This charming mobile has been fully updated featuring a newly updated kitchen with top of the line modern cabinets, counters, and appliances. Enjoy new dual pane windows and slider, HIGH-END vinyl plank flooring, fresh interior paint, and an upgraded heating and cooling system. Located in the quiet and well-kept Vista Del Monte Park. Don't miss out on this opportune turnkey home.

17. 2025-11-14
    price $145,000
18. 2025-10-23
    price $150,000
19. 2021-05-17
    price $66,950
20. 2021-05-05
    soldstatus $66,950 Sold
21. 2021-04-12
    status Pending
22. 2021-04-12
    price $69,950
23. 2021-02-19
    price $69,950
24. 2021-02-01
    listed $73,950 Active
25. 2000-05-03
    soldstatus $35,000
26. 2000-04-25
    historical
27. 2000-04-25
    price $39,500
28. 2000-03-04
    listed $35,000

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 52 unhealthy d/yr today · 58 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,008
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$4,044
• Taxable income: $6,397
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $6,694/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: Sanger Unified
• NCES district ID: 0635250
• Math proficiency: 22% ▼ -21.00%
• Reading proficiency: 62% ▲ 9.00%
• Median HH income: $57,180
• Composite: 36.67/100
• National rank: #4608
• State rank: #216 of 517 in CA

Livability — Sanger

• Score: 58/100
• State rank: #668
• US rank: #20675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanger, CA
• County: Fresno County · 834,801 people
• City population: 36,205
• Metro: Fresno, CA
• Population (ZIP): 36,205
• Household income: $78,904
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 878.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% White 25% Two or more races 17% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Russian 1% Italian 1% Iranian 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 52% English-only · Spanish 44% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -254.86%
• Current HPI: 366.3783
• 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

+297.1% since first listed

14 events — show timeline

• 2026-04-22 Price Changed $139,000 FRESNOMLS
• 2026-03-06 Listed $139,900 FRESNOMLS
• 2025-11-14 Price Changed $145,000 FRESNOMLS
• 2025-10-23 Price Changed $150,000 FRESNOMLS
• 2021-05-17 Price Changed $66,950 FRESNOMLS
• 2021-05-05 Sold (MLS) $66,950 FRESNOMLS
• 2021-04-12 Pending — FRESNOMLS
• 2021-04-12 Price Changed $69,950 FRESNOMLS
• 2021-02-19 Price Changed $69,950 FRESNOMLS
• 2021-02-01 Listed $73,950 FRESNOMLS
• 2000-05-03 Sold (MLS) $35,000 FRESNOMLS
• 2000-04-25 Price Changed $39,500 FRESNOMLS
• 2000-04-25 Delisted — FRESNOMLS
• 2000-03-04 Listed $35,000 FRESNOMLS