8701 Highway 41 #3 · Fresno, CA 93720

$179,000

2 bd · 2.0 ba · 1,176 sqft · Other · 198 Days on market

Built 1991 $152/sqft · 16% above area Est $154k · 16% over ↓ 19% since listing

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Why this score? — see what drove the C 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This totally remolded manufactured home is located in Wildwood mobile home park. This park is for 55+ residents. No rentals. The home features 2 bedrooms, 2 baths, corner lot, new windows, 3 shutters, granite counter top, updated lighting, new flooring, carport awning, dry landscaped yard and much more. The home is steps away for the San Juaquin river and the residents have full access to the river. Call your agent today!

Key facts

• New flooring
• Granite counter top
• Updated lighting

Tags

• REMODELED MANUFACTURED HOME
• CORNER LOT
• NEW WINDOWS
• GRANITE COUNTER TOP
• UPDATED LIGHTING
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.7% in Fresno — 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 62/100 on livability (#469 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, employment D+, schools D.
• Golden Valley Unified (town): math 38% / reading 55% proficiency, ranked #151 of 517 in CA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 176 active listings in the ZIP; 5 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; solid renter incomes; 1,346 units permitted in Madera County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $154,039
• List price: $179,000
• Delta: 16.20%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.91% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.51×
• Total profit: $-24,758
• Equity at exit: $26,689

10-year hold

• IRR: -7.3%
• Equity multiple: 0.56×
• Total profit: $-21,874
• Equity at exit: $15,477

Cash invested: $50,120 (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 93720

• Rents YoY: 1.9%
• Active inventory: 176
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $100

Break-even live

Break-even rent $2,106

Max offer price $179,000

Occupancy floor 91%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 E Champlain Dr #106 Fresno, CA	2.0	2.0	1307	$2,200	$1.68	44d	1	0.90mi
8884 N Del Mar Ave Unit 1 Fresno, CA	2.0	2.0	1166	$2,095	$1.80	44d	1	0.93mi
326 E Deer Creek Ln Fresno, CA	3.0	2.0	1464	$2,650	$1.81	24d	1	0.94mi
9375 N Saybrook Dr Fresno, CA	1.0–2.0	1.0–2.0	1088	$2,462	$2.26	2d	25	1.18mi
1164 E Perrin Ave Fresno, CA	1.0–3.0	1.0–2.0	940	$2,034	$2.16	2d	11	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $179,000 Active 198 DOM
2. 2026-06-17
   days on market $179,000 Active 197 DOM
3. 2026-06-16
   days on market $179,000 Active 196 DOM
4. 2026-06-15
   days on market $179,000 Active 195 DOM
5. 2026-06-13
   days on market $179,000 Active 193 DOM
6. 2026-06-13
   days on market $179,000 Active 192 DOM
7. 2026-06-10
   days on market $179,000 Active 190 DOM
8. 2026-06-09
   days on market $179,000 Active 189 DOM
9. 2026-06-08
   days on market $179,000 Active 188 DOM
10. 2026-06-07
    days on market $179,000 Active 187 DOM
11. 2026-06-05
    days on market $179,000 Active 184 DOM
12. 2026-06-03
    days on market $179,000 Active 183 DOM
13. 2026-06-02
    days on market $179,000 Active 182 DOM
14. 2026-06-01
    days on market $179,000 Active 181 DOM
15. 2026-05-31
    days on market $179,000 Active 180 DOM
16. 2026-05-01
    status Active 425-char remark

    Show marketing remark (425 chars)

    This totally remolded manufactured home is located in Wildwood mobile home park. This park is for 55+ residents. No rentals. The home features 2 bedrooms, 2 baths, corner lot, new windows, 3 shutters, granite counter top, updated lighting, new flooring, carport awning, dry landscaped yard and much more. The home is steps away for the San Juaquin river and the residents have full access to the river. Call your agent today!

17. 2026-04-21
    historical Pending Accepting Backups 425-char remark

    Show marketing remark (425 chars)

    This totally remolded manufactured home is located in Wildwood mobile home park. This park is for 55+ residents. No rentals. The home features 2 bedrooms, 2 baths, corner lot, new windows, 3 shutters, granite counter top, updated lighting, new flooring, carport awning, dry landscaped yard and much more. The home is steps away for the San Juaquin river and the residents have full access to the river. Call your agent today!

18. 2026-04-09
    price $179,000 425-char remark

    Show marketing remark (425 chars)

    This totally remolded manufactured home is located in Wildwood mobile home park. This park is for 55+ residents. No rentals. The home features 2 bedrooms, 2 baths, corner lot, new windows, 3 shutters, granite counter top, updated lighting, new flooring, carport awning, dry landscaped yard and much more. The home is steps away for the San Juaquin river and the residents have full access to the river. Call your agent today!

19. 2026-03-24
    price $199,000 425-char remark

    Show marketing remark (425 chars)

    This totally remolded manufactured home is located in Wildwood mobile home park. This park is for 55+ residents. No rentals. The home features 2 bedrooms, 2 baths, corner lot, new windows, 3 shutters, granite counter top, updated lighting, new flooring, carport awning, dry landscaped yard and much more. The home is steps away for the San Juaquin river and the residents have full access to the river. Call your agent today!

20. 2025-12-02
    listed $220,000 Active 425-char remark

    Show marketing remark (425 chars)

    This totally remolded manufactured home is located in Wildwood mobile home park. This park is for 55+ residents. No rentals. The home features 2 bedrooms, 2 baths, corner lot, new windows, 3 shutters, granite counter top, updated lighting, new flooring, carport awning, dry landscaped yard and much more. The home is steps away for the San Juaquin river and the residents have full access to the river. Call your agent today!

ⓘ 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 6/10 Major FEMA zone AE · 62% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 44 unhealthy d/yr today · 51 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,790
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$6,014
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$5,207
• Taxable loss: −$1,429
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $1,544/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: Golden Valley Unified
• NCES district ID: 0600068
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $74,067
• Composite: 42.12/100
• National rank: #3313
• State rank: #151 of 517 in CA

Livability — Fresno

• Score: 62/100
• State rank: #469
• US rank: #15907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fresno County · 834,801 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 50,089
• Household income: $105,050
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1796.0

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 28% Two or more races 16% Asian 16% Black 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Russian 2% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 10% Other Indo-European 6% Tagalog/Filipino 2%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -278.23%
• Current HPI: 332.618
• Rent YoY: ▲ 1.91%
• 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

-18.6% since first listed

5 events — show timeline

• 2026-05-01 Relisted — FRESNOMLS
• 2026-04-21 Contingent — FRESNOMLS
• 2026-04-09 Price Changed $179,000 FRESNOMLS
• 2026-03-24 Price Changed $199,000 FRESNOMLS
• 2025-12-02 Listed $220,000 FRESNOMLS

Property tax history

+7.4%/yr

Latest (2017): $220 · +1.0% YoY. Source: county tax records.