371 Bethel Ave #129 · Sanger, CA 93657

$115,000

2 bd · 1.0 ba · 792 sqft · Manufactured public records · 63 Days on market

Built 1978

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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 +7.5/15.0
• Schools +3.7/10.0
• 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

Are you ready for Carefree Senior Living? Have you considered Tiny Home Village Living but can't wait for it to be built? You will love the spacious feel of this home while enjoying the simplicity of maintaining only 869 square feet.This newly remodeled mobile home in a nice quiet Senior park in Sanger California features 2 bedrooms, 2 bath and lots of storage space. The design of the floor plan allows for two people to live together comfortably and privately with a bedroom and bath on each end of mobile home.All new laminate floors throughout, new toilets, upgraded kitchen, all new faucets. completely painted interior and exterior with an extended ramp.For those buyers who love to garden, there is plenty of room to grow a huge garden.There is a great tasting lemon tree on this spacious lot.If you love to travel and are looking for a safe home base, this park has RV storage available for an additional fee.If you have a desire to belong to a close-knit community, this may be the perfect place to settle into retirement life.Vista Del Monte is a Senior Living Park. Buyer must have Park approval. Park application and Rules and Regulations are attached.

Key facts

• Remodeled
• Rv storage available
• Community pool

Tags

• REMODELED
• RV STORAGE AVAILABLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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. 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?
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: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $22,757
• Equity at exit: $17,147

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $73,192
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $649

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 59%

Sensitivity live

Price	-10% $729	-5% $689	+0% $649	+5% $610	+10% $570
Rent	-10% $505	-5% $577	+0% $649	+5% $722	+10% $794
Rate	-1.0pp $707	-0.5pp $679	base $649	+0.5pp $620	+1.0pp $589

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1530 Edgar Ave Unit 101 Sanger, CA	2.0	1.0	800	$1,395	$1.74	2d	1	1.37mi
1319 Sanger Ave Sanger, CA	3.0	2.0	1100	$1,695	$1.54	17d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 63 DOM
2. 2026-06-17
   days on market $115,000 Active 62 DOM
3. 2026-06-16
   days on market $115,000 Active 61 DOM
4. 2026-06-15
   days on market $115,000 Active 60 DOM
5. 2026-06-13
   days on market $115,000 Active 58 DOM
6. 2026-06-13
   pricedays on market $115,000 Active 57 DOM
7. 2026-06-10
   days on market $128,000 Active 55 DOM
8. 2026-06-09
   days on market $128,000 Active 54 DOM
9. 2026-06-08
   days on market $128,000 Active 53 DOM
10. 2026-06-07
    days on market $128,000 Active 52 DOM
11. 2026-06-05
    days on market $128,000 Active 49 DOM
12. 2026-06-03
    days on market $128,000 Active 48 DOM
13. 2026-06-02
    days on market $128,000 Active 47 DOM
14. 2026-06-01
    days on market $128,000 Active 46 DOM
15. 2026-05-31
    days on market $128,000 Active 45 DOM
16. 2026-04-15
    listed $128,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    Are you ready for Carefree Senior Living? Have you considered Tiny Home Village Living but can't wait for it to be built? You will love the spacious feel of this home while enjoying the simplicity of maintaining only 869 square feet.This newly remodeled mobile home in a nice quiet Senior park in Sanger California features 2 bedrooms, 2 bath and lots of storage space. The design of the floor plan allows for two people to live together comfortably and privately with a bedroom and bath on each end of mobile home.All new laminate floors throughout, new toilets, upgraded kitchen, all new faucets. completely painted interior and exterior with an extended ramp.For those buyers who love to garden, there is plenty of room to grow a huge garden.There is a great tasting lemon tree on this spacious lot.If you love to travel and are looking for a safe home base, this park has RV storage available for an additional fee.If you have a desire to belong to a close-knit community, this may be the perfect place to settle into retirement life.Vista Del Monte is a Senior Living Park. Buyer must have Park approval. Park application and Rules and Regulations are attached.

ⓘ 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: $21,937
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$3,345
• Taxable income: $6,340
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $6,272/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

1 event — show timeline

• 2026-04-15 Listed $128,000 FRESNOMLS