1724 Minnewawa Ave #109 · Clovis, CA 93612

$78,950

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 71 Days on market

Built 1978 $82/sqft · 29% above area Est $77k · at est. ↓ 3% 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 +6.1/15.0
• 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

Take a look at this spacious manufactured home located in Desired Clovis , Bonaventure Senior Mobile home Park. The updated wood flooring throughout and popular gas stove makes this home cozy a and inviting. This home is move in ready. It's peaceful surroundings and nicely landscaped yard makes for a nice place to come home to. Community amenities include a pool, spa, picnic area,RV Storage and clubhouse. The location is walking distance to shopping, banking, grocery stores and restaurants and minutes from old town Clovis where you'll find antique shops and fine dining. This charming town has much to offer.

Key facts

• Rv storage
• Gas stove
• Built 1978

Tags

• UPDATED WOOD FLOORING
• GAS STOVE
• NICELY LANDSCAPED YARD
• RV STORAGE
• WALKING DISTANCE TO SHOPPING
• MINUTES FROM OLD TOWN CLOVIS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

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 $74,213 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.04% ✓
• Cap rate: 17.38%
• Cash-on-cash: 39.60%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $76,600
• List price: $78,950
• Delta: 3.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 Minnewawa Ave #166	0.00mi	2/1.0	900 (-6%)	4mo	$53,900	$60	82
1650 Villa Ave #9	0.30mi	2/2.0	1,040 (+8%)	3mo	$120,000	$115	70
1272 Villa Ave #66	0.48mi	2/2.0	1,000 (+4%)	4mo	$70,000	$70	68
1724 Minnewawa #184	0.00mi	2/2.0	1,100 (+15%)	10mo	$65,000	$59	67
1650 Villa Ave #7	0.30mi	2/2.0	1,040 (+8%)	9mo	$120,000	$115	65
1724 Minnewawa Ave	0.15mi	2/2.0	1,100 (+15%)	10mo	$65,000	$59	60
1724 Minnewawa Ave #199	0.16mi	2/2.0	1,040 (+8%)	23mo	$60,000	$58	59
1500 E Villa Avenue Ave N #19	0.22mi	2/2.0	1,050 (+9%)	23mo	$100,000	$95	55
1500 Villa #45	0.41mi	2/2.0	1,080 (+12%)	16mo	$65,000	$60	46
1500 Villa Ave #33	0.41mi	1/1.8 (-1)	1,100 (+15%)	21mo	$116,000	$105	34

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: 35.5%
• Equity multiple: 2.50×
• Total profit: $33,130
• Equity at exit: $11,772

10-year hold

• IRR: 42.1%
• Equity multiple: 4.91×
• Total profit: $86,471
• Equity at exit: $6,826

Cash invested: $22,106 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,184/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $730

Break-even live

Break-even rent $691

Max offer price $78,950

Occupancy floor 50%

Sensitivity live

Price	-10% $784	-5% $757	+0% $730	+5% $702	+10% $675
Rent	-10% $602	-5% $666	+0% $730	+5% $793	+10% $857
Rate	-1.0pp $769	-0.5pp $750	base $730	+0.5pp $709	+1.0pp $688

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: $19,738
• Closing costs: $2,368
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 W Santa Ana Ave Apt A Clovis, CA	2.0	1.5	900	$1,450	$1.61	3d	1	0.26mi
69 W Beverly Ave Unit Advertising Unit Clovis, CA	2.0	1.0	850	$1,650	$1.94	44d	1	0.29mi
139 Santa Ana Ave Clovis, CA	1.0	1.0	620	$1,365	$2.20	11d	3	0.32mi
189 W Santa Ana Ave Apt F Clovis, CA	2.0	1.0	800	$1,450	$1.81	3d	1	0.32mi
361 W Santa Ana Ave Clovis, CA	1.0	1.0	735	$1,150	$1.56	44d	1	0.48mi
322 W Barstow Ave Unit 101 Clovis, CA	2.0	2.0	1100	$2,150	$1.95	44d	1	0.54mi
1108 Villa Ave Clovis, CA	2.0	1.5	900	$1,500	$1.67	44d	1	0.56mi
1108 Villa Ave Clovis, CA	1.0	1.0	651	$1,300	$2.00	24d	1	0.56mi
139 W Portals Ave Clovis, CA	2.0	1.0	1014	$1,600	$1.58	44d	1	0.56mi
50 W 9th St Clovis, CA	2.0	2.0	1100	$1,500	$1.36	24d	1	0.65mi
563 W Alamos Ave Unit D Clovis, CA	1.0	1.0	700	$1,195	$1.71	3d	1	0.67mi
2243 Helm Ave Unit 102 Clovis, CA	2.0	2.0	1100	$1,925	$1.75	21d	1	0.72mi
400 W Gettysburg Ave Unit 215B Clovis, CA	2.0	2.0	994	$1,780	$1.79	44d	1	0.75mi
400 W Gettysburg Ave Unit 116B Clovis, CA	2.0	2.0	994	$1,795	$1.81	44d	1	0.75mi
400 W Gettysburg Ave Unit 145A Clovis, CA	1.0	1.0	714	$1,500	$2.10	24d	1	0.75mi
400 W Gettysburg Ave Unit 101A Clovis, CA	2.0	1.0	904	$1,580	$1.75	24d	1	0.75mi
400 W Gettysburg Ave Unit 206B Clovis, CA	2.0	1.0	904	$1,500	$1.66	24d	1	0.75mi
400 W Gettysburg Ave Unit 243A Clovis, CA	2.0	1.0	904	$1,500	$1.66	3d	1	0.75mi
400 W Gettysburg Ave Unit 143A Clovis, CA	2.0	1.0	904	$1,650	$1.83	21d	1	0.75mi
400 W Gettysburg Ave Apt 204A Clovis, CA	2.0	1.0	904	$1,600	$1.77	44d	1	0.75mi
400 W Gettysburg Ave Apt 223A Clovis, CA	2.0	2.0	994	$1,700	$1.71	44d	1	0.75mi
400 W Gettysburg Ave Apt 220A Clovis, CA	1.0	1.0	714	$1,350	$1.89	44d	1	0.75mi
400 W Gettysburg Ave Apt 208A Clovis, CA	2.0	1.0	904	$1,500	$1.66	44d	1	0.75mi
1099 Sylmar Ave Clovis, CA	2.0	1.0	965	$1,750	$1.81	24d	3	0.77mi
2967 Terry Ave Clovis, CA	3.0	1.5	1099	$2,095	$1.91	24d	1	0.89mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	21d	1	0.90mi
1201 Scott Ave Clovis, CA	2.0	1.0	932	$1,568	$1.68	3d	4	0.90mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	44d	1	0.93mi
1008 Jefferson Ave Unit D Clovis, CA	2.0	1.0	700	$1,375	$1.96	24d	1	0.94mi
1038 Tollhouse Rd Unit 1038 Clovis, CA	2.0	1.5	1100	$1,800	$1.64	3d	1	1.01mi
2777 Willow Ave Clovis, CA	1.0–2.0	1.0	812	$1,769	$2.18	2d	8	1.01mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	2d	13	1.03mi
835 W Pico Ave Clovis, CA	1.0–2.0	1.0	761	$1,595	$2.10	2d	3	1.08mi
2800 Willow Ave Clovis, CA	1.0–2.0	1.0–2.0	774	$1,633	$2.11	2d	7	1.13mi
2810 Willow Ave Clovis, CA	1.0	1.0	621	$1,389	$2.24	3d	1	1.14mi
2810 Willow Ave Clovis, CA	2.0	2.0	890	$1,572	$1.77	11d	1	1.14mi
2810 Willow Ave Clovis, CA	2.0	2.0	928	$1,623	$1.75	24d	1	1.14mi
4442 N Manila Ave Fresno, CA	3.0	1.5	1033	$2,150	$2.08	20d	1	1.15mi
434 W Stuart Ave Unit 2 Clovis, CA	2.0	1.0	860	$1,575	$1.83	3d	1	1.17mi
551 W Ashlan Ave Unit 101 858 Clovis, CA	2.0	2.0	1000	$1,450	$1.45	44d	1	1.19mi

Listing history 17 events

1. 2026-06-18
   days on market $78,950 Active 71 DOM
2. 2026-06-17
   days on market $78,950 Active 70 DOM
3. 2026-06-16
   days on market $78,950 Active 69 DOM
4. 2026-06-15
   days on market $78,950 Active 68 DOM
5. 2026-06-13
   days on market $78,950 Active 66 DOM
6. 2026-06-13
   days on market $78,950 Active 65 DOM
7. 2026-06-10
   days on market $78,950 Active 63 DOM
8. 2026-06-09
   pricedays on market $78,950 Active 62 DOM
9. 2026-06-08
   days on market $82,950 Active 61 DOM
10. 2026-06-07
    days on market $82,950 Active 60 DOM
11. 2026-06-05
    days on market $82,950 Active 57 DOM
12. 2026-06-03
    days on market $82,950 Active 56 DOM
13. 2026-06-02
    days on market $82,950 Active 55 DOM
14. 2026-06-01
    days on market $82,950 Active 54 DOM
15. 2026-05-31
    days on market $82,950 Active 53 DOM
16. 2026-05-06
    price $82,950 614-char remark

    Show marketing remark (614 chars)

    Take a look at this spacious manufactured home located in Desired Clovis , Bonaventure Senior Mobile home Park. The updated wood flooring throughout and popular gas stove makes this home cozy a and inviting. This home is move in ready. It's peaceful surroundings and nicely landscaped yard makes for a nice place to come home to. Community amenities include a pool, spa, picnic area,RV Storage and clubhouse. The location is walking distance to shopping, banking, grocery stores and restaurants and minutes from old town Clovis where you'll find antique shops and fine dining. This charming town has much to offer.

17. 2026-04-07
    listed $85,950 Active 614-char remark

    Show marketing remark (614 chars)

    Take a look at this spacious manufactured home located in Desired Clovis , Bonaventure Senior Mobile home Park. The updated wood flooring throughout and popular gas stove makes this home cozy a and inviting. This home is move in ready. It's peaceful surroundings and nicely landscaped yard makes for a nice place to come home to. Community amenities include a pool, spa, picnic area,RV Storage and clubhouse. The location is walking distance to shopping, banking, grocery stores and restaurants and minutes from old town Clovis where you'll find antique shops and fine dining. This charming town has much to offer.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $19,369
• − Mortgage interest: −$4,422
• − Property taxes: −$1,184
• − Insurance: −$395
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$2,297
• Taxable income: $7,972
• Est. tax owed @ 24.0%: −$1,913
• After-tax cash flow: $6,841/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

-3.5% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $82,950 FRESNOMLS
• 2026-04-07 Listed $85,950 FRESNOMLS