1500 Villa #28 · Clovis, CA 93612

$125,500

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 50 Days on market

Built 1999 $119/sqft · 54% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful and quiet senior mobile home park in Clovis! This manufactured home boasts an open and spacious layout with 2 bedroom and 2 bathrooms would make a great home. If you have trouble with stair do not fear, this home comes with an electric lift. The park has a great community center with kitchen, large patio, pool and spa for get togethers. Refrigerator, washer and dryer included at no value and no warranty. Home need some TLC. One of the owners passed away in the home.

Key facts

• Laminate flooring
• Club house
• Pool and spa

Tags

• CLUB HOUSE
• POOL AND SPA
• GRANITE COUNTER TOPS
• LAMINATE FLOORING
• DUAL PANE WINDOWS
• PATIO

Property features AI

Finance

• Other: Private in-ground pool (fenced, community); In-ground spa

Exterior

• Utilities: Electric on; Public utilities
• Home design: Mobile home; Park space rented
• Construction: Wood siding; Composition roof; Wood subfloor foundation; Manufactured by Infinity
• Exterior features: One level; Park space; Urban corner lot

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 bathrooms; Bathrooms with tub and shower options
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Double pane windows; Covered patio/porch
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $126k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• Zoned schools: Sierra Vista Elementary (503 students, 87% FRL); Clark Intermediate (1,462 students, 61% FRL); Clovis High (2,905 students, 48% FRL) — zoned schools average 65% FRL vs 32% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $868 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 + 2.6% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $60k; list at $126k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,735 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.37% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

• ARV (median comp): $81,416
• List price: $125,500
• Delta: 54.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1650 Villa Ave #9	0.12mi	2/2.0	1,040 (-2%)	3mo	$120,000	$115	86
1650 Villa Ave #7	0.12mi	2/2.0	1,040 (-2%)	9mo	$120,000	$115	80
1272 Villa Ave #66	0.10mi	2/2.0	1,000 (-5%)	4mo	$70,000	$70	80
1500 Villa Ave #53	0.01mi	2/1.8	1,128 (+7%)	10mo	$69,950	$62	76
1001 Sylmar Ave #239	0.42mi	2/1.0	1,000 (-5%)	5mo	$124,900	$125	68
1724 Minnewawa Ave	0.28mi	2/2.0	1,100 (+4%)	10mo	$65,000	$59	67
1724 Minnewawa Ave #134	0.39mi	2/2.0	1,140 (+8%)	1mo	$90,000	$79	64
1724 Minnewawa #184	0.41mi	2/2.0	1,100 (+4%)	10mo	$65,000	$59	61
1724 Minnewawa Ave #166	0.41mi	2/1.0	900 (-15%)	4mo	$53,900	$60	53
1001 Sylmar Ave #82	0.45mi	2/2.0	1,152 (+9%)	12mo	$95,000	$82	50
1001 Sylmar Ave #82	0.45mi	2/2.0	1,152 (+9%)	12mo	$95,000	$82	50
1724 Minnewawa Ave #211	0.39mi	2/2.0	1,200 (+14%)	9mo	$87,000	$73	48

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: 13.2%
• Equity multiple: 1.52×
• Total profit: $18,364
• Equity at exit: $18,712

10-year hold

• IRR: 21.8%
• Equity multiple: 2.82×
• Total profit: $63,995
• Equity at exit: $10,851

Cash invested: $35,140 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$658
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $618

Break-even live

Break-even rent $932

Max offer price $125,500

Occupancy floor 59%

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: $31,375
• Closing costs: $3,765
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	44d	1	0.15mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	44d	1	0.23mi
69 W Beverly Ave Unit Advertising Unit Clovis, CA	2.0	1.0	850	$1,650	$1.94	44d	1	0.30mi
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	23d	3	0.35mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	44d	1	0.35mi
608 W Scott Ave Clovis, CA	3.0	2.0	1398	$2,100	$1.50	1d	1	0.40mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	23d	1	0.50mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	3d	1	0.55mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	44d	1	0.55mi
189 W Santa Ana Ave Apt F Clovis, CA	2.0	1.0	800	$1,450	$1.81	3d	1	0.57mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	2d	1	0.58mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	44d	1	0.59mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	21d	1	0.61mi
1042 Adler Dr Clovis, CA	2.0	1.5	1200	$1,895	$1.58	44d	1	0.61mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	21d	1	0.61mi
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	3d	1	0.64mi
145 Rall Ave Clovis, CA	3.0	2.0	1200	$1,900	$1.58	16d	1	0.78mi
434 W Stuart Ave Unit 2 Clovis, CA	2.0	1.0	860	$1,575	$1.83	3d	1	0.80mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	1d	13	0.81mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	21d	1	0.86mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	44d	1	0.86mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	44d	1	0.86mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	44d	1	0.86mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	23d	1	0.86mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	23d	1	0.86mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	23d	1	0.86mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	44d	1	0.86mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	44d	1	0.86mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	44d	1	0.86mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	3d	1	0.86mi
841 W San Gabriel Ave Clovis, CA	3.0	2.0	1288	$1,995	$1.55	44d	1	0.91mi
5082 Primitivo Way Fresno, CA	1.0–2.0	1.0	847	$1,945	$2.30	12d	2	0.93mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	1d	8	0.93mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	2d	3	0.96mi
3143 Matoian Way Fresno, CA	1.0–2.0	1.0–2.0	971	$1,960	$2.02	44d	1	1.00mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	23d	1	1.00mi
537 W Escalon Ave Apt 101 Clovis, CA	2.0	2.0	1000	$1,600	$1.60	44d	1	1.03mi
2810 Willow Ave Clovis, CA	2.0	2.0	928	$1,623	$1.75	23d	1	1.03mi
2810 Willow Ave Clovis, CA	2.0	2.0	890	$1,572	$1.77	10d	1	1.03mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	1d	7	1.06mi

Listing history 26 events

1. 2026-06-18
   days on market $125,500 Active 50 DOM
2. 2026-06-17
   days on market $125,500 Active 49 DOM
3. 2026-06-16
   days on market $125,500 Active 48 DOM
4. 2026-06-15
   days on market $125,500 Active 47 DOM
5. 2026-06-13
   days on market $125,500 Active 45 DOM
6. 2026-06-13
   days on market $125,500 Active 44 DOM
7. 2026-06-10
   days on market $125,500 Active 42 DOM
8. 2026-06-09
   days on market $125,500 Active 41 DOM
9. 2026-06-08
   days on market $125,500 Active 40 DOM
10. 2026-06-07
    days on market $125,500 Active 39 DOM
11. 2026-06-05
    days on market $125,500 Active 36 DOM
12. 2026-06-03
    days on market $125,500 Active 35 DOM
13. 2026-06-02
    days on market $125,500 Active 34 DOM
14. 2026-06-01
    days on market $125,500 Active 33 DOM
15. 2026-05-31
    days on market $125,500 Active 32 DOM
16. 2026-04-29
    listed $129,500 Active 592-char remark
17. 2018-03-26
    price $60,000 479-char remark

    Show marketing remark (479 chars)

    Peaceful and quiet senior mobile home park in Clovis! This manufactured home boasts an open and spacious layout with 2 bedroom and 2 bathrooms would make a great home. If you have trouble with stair do not fear, this home comes with an electric lift. The park has a great community center with kitchen, large patio, pool and spa for get togethers. Refrigerator, washer and dryer included at no value and no warranty. Home need some TLC. One of the owners passed away in the home.

18. 2018-03-22
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Peaceful and quiet senior mobile home park in Clovis! This manufactured home boasts an open and spacious layout with 2 bedroom and 2 bathrooms would make a great home. If you have trouble with stair do not fear, this home comes with an electric lift. The park has a great community center with kitchen, large patio, pool and spa for get togethers. Refrigerator, washer and dryer included at no value and no warranty. Home need some TLC. One of the owners passed away in the home.

19. 2018-03-22
    soldstatus $60,000 Sold 479-char remark

    Show marketing remark (479 chars)

    Peaceful and quiet senior mobile home park in Clovis! This manufactured home boasts an open and spacious layout with 2 bedroom and 2 bathrooms would make a great home. If you have trouble with stair do not fear, this home comes with an electric lift. The park has a great community center with kitchen, large patio, pool and spa for get togethers. Refrigerator, washer and dryer included at no value and no warranty. Home need some TLC. One of the owners passed away in the home.

20. 2018-02-21
    status Backup 479-char remark

    Show marketing remark (479 chars)

    Peaceful and quiet senior mobile home park in Clovis! This manufactured home boasts an open and spacious layout with 2 bedroom and 2 bathrooms would make a great home. If you have trouble with stair do not fear, this home comes with an electric lift. The park has a great community center with kitchen, large patio, pool and spa for get togethers. Refrigerator, washer and dryer included at no value and no warranty. Home need some TLC. One of the owners passed away in the home.

21. 2018-02-19
    price $65,000 479-char remark

    Show marketing remark (479 chars)

    Peaceful and quiet senior mobile home park in Clovis! This manufactured home boasts an open and spacious layout with 2 bedroom and 2 bathrooms would make a great home. If you have trouble with stair do not fear, this home comes with an electric lift. The park has a great community center with kitchen, large patio, pool and spa for get togethers. Refrigerator, washer and dryer included at no value and no warranty. Home need some TLC. One of the owners passed away in the home.

22. 2018-01-29
    listed $65,000 Active 479-char remark

    Show marketing remark (479 chars)

    Peaceful and quiet senior mobile home park in Clovis! This manufactured home boasts an open and spacious layout with 2 bedroom and 2 bathrooms would make a great home. If you have trouble with stair do not fear, this home comes with an electric lift. The park has a great community center with kitchen, large patio, pool and spa for get togethers. Refrigerator, washer and dryer included at no value and no warranty. Home need some TLC. One of the owners passed away in the home.

23. 2009-03-11
    soldstatus $50,000
24. 2009-02-25
    price $54,500
25. 2009-02-25
    historical
26. 2009-02-24
    listed $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $307 · $26/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$647/yr (+$54/mo · 210.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 58% 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: $20,566
• − Mortgage interest: −$7,030
• − Property taxes: −$307
• − Insurance: −$628
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$3,651
• Taxable income: $5,660
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $6,057/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

+151.0% since first listed

12 events — show timeline

• 2026-05-26 Price Changed $125,500 FRESNOMLS
• 2026-04-29 Listed $129,500 FRESNOMLS
• 2018-03-26 Price Changed $60,000 FRESNOMLS
• 2018-03-22 Pending — FRESNOMLS
• 2018-03-22 Sold (MLS) $60,000 FRESNOMLS
• 2018-02-21 Pending — FRESNOMLS
• 2018-02-19 Price Changed $65,000 FRESNOMLS
• 2018-01-29 Listed $65,000 FRESNOMLS
• 2009-03-11 Sold (MLS) $50,000 FRESNOMLS
• 2009-02-25 Delisted — FRESNOMLS
• 2009-02-25 Price Changed $54,500 FRESNOMLS
• 2009-02-24 Listed $50,000 FRESNOMLS