371 Bethel Ave #88 · Sanger, CA 93657

$149,000

3 bd · 2.0 ba · 1,738 sqft · Manufactured public records · 37 Days on market

Built 1980 $86/sqft · 17% above area Est $127k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

Key facts

• Recent upgrades
• Citrus trees
• Remodeled kitchen

Tags

• TRIPLE WIDE
• RECENT UPGRADES
• REMODELED KITCHEN
• CITRUS TREES

Property features AI

Exterior

• Parking: Carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home; Facing not specified
• Construction: Metal siding; Composition roof; Wood subfloor foundation; Built as a mobile home
• Exterior features: One-level dwelling; Covered patio and deck; Shed on property; Urban lot

Interior

• Kitchen: Built-in range/oven
• Bathrooms: 2 bathrooms; Tub/shower, separate shower, and Roman tub
• Heating & cooling: Central heat and central air conditioning
• Interior features: Built-in range/oven
• Laundry & utility: Indoor laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: employment C-, crime D+, amenities F.
• 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.
• Zoned schools: Ronald W. Reagan Elementary (552 students, 69% FRL); Washington Academic Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,462 students, 75% FRL); Sanger High (math 24% / reading 66%, grade D-, #425 of 1,170 statewide, top 37%, 2,734 students, 67% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Sanger Unified average; the district grade overstates school quality for this exact location.
• Market conditions: 151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 38% 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 $1k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y 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.

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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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: 1.67% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.88%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $127,092
• List price: $149,000
• Delta: 17.24%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
371 N Bethel #81	0.16mi	2/2.0 (-1)	1,604 (-8%)	17mo	$145,000	$90	60

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: 20.8%
• Equity multiple: 1.85×
• Total profit: $35,418
• Equity at exit: $22,216

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $107,642
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,486 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $935

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 57%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Reagan Ave Sanger, CA	4.0	3.0	2122	$2,700	$1.27	1d	1	0.39mi
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	16d	1	1.37mi

Listing history 38 events

1. 2026-06-18
   days on market $149,000 Active 37 DOM
2. 2026-06-17
   days on market $149,000 Active 36 DOM
3. 2026-06-16
   days on market $149,000 Active 35 DOM
4. 2026-06-15
   days on market $149,000 Active 34 DOM
5. 2026-06-13
   days on market $149,000 Active 32 DOM
6. 2026-06-13
   days on market $149,000 Active 31 DOM
7. 2026-06-10
   days on market $149,000 Active 29 DOM
8. 2026-06-09
   days on market $149,000 Active 28 DOM
9. 2026-06-08
   days on market $149,000 Active 27 DOM
10. 2026-06-07
    days on market $149,000 Active 26 DOM
11. 2026-06-05
    days on market $149,000 Active 23 DOM
12. 2026-06-03
    days on market $149,000 Active 22 DOM
13. 2026-06-02
    days on market $149,000 Active 21 DOM
14. 2026-06-01
    days on market $149,000 Active 20 DOM
15. 2026-05-31
    days on market $149,000 Active 19 DOM
16. 2026-05-11
    listed $149,000 Active 135-char remark
17. 2025-10-03
    price $158,000
18. 2024-05-31
    soldstatus $155,900 Closed

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

19. 2024-05-02
    status Pending

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

20. 2024-01-19
    price $160,000

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

21. 2024-01-19
    status Active

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

22. 2023-12-28
    status Active

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

23. 2023-12-13
    status Pending

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

24. 2023-12-11
    status Backup

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

25. 2023-07-17
    listed $150,000 Active

    Show marketing remark (1129 chars)

    Welcome to Vista Del Monte Mobile Home Park. This exceptional opportunity awaits you in this meticulously maintained beautiful home. Nestled in a vibrant senior community, This triple-wide comes with a great blend of comfort, convenience, and affordability, upon entering you'll be greeted by a warm and inviting atmosphere that exudes a sense of home. This mobile home provides an open and airy ambiance that's sure to please. This mobile home features a spacious and open living/dining area great for entertaining. Newer laminate flooring throughout. A spectacular kitchen that comes fully equipped with newer stainless steel appliances and a newer stainless steel sink. Plenty of cabinet space throughout the kitchen with lots of countertops. One of the lovely features of this home is the enclosed sunroom/patio room where you can enjoy the beauty of the outdoors. Outside, you'll discover a nice size shed for storing your gardening and landscaping tools or seasonal decorations. Maintained grounds a community pool and clubhouse available. Don't miss the chance to make this delightful home yours. Schedule a viewing today.

26. 2022-06-23
    soldstatus $115,000 Sold
27. 2022-06-06
    status Pending
28. 2022-06-02
    listed $115,000 Active
29. 2015-07-29
    historical Cancelled
30. 2015-03-24
    listed $55,000 Active
31. 2001-07-06
    soldstatus $37,000
32. 2001-05-02
    price $38,000
33. 2001-05-02
    historical
34. 2000-11-14
    listed $37,000
35. 1999-06-28
    soldstatus $47,000
36. 1999-06-18
    historical
37. 1999-06-18
    price $49,000
38. 1999-01-21
    listed $47,000

ⓘ 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: $29,838
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$4,335
• Taxable income: $9,403
• Est. tax owed @ 24.0%: −$2,257
• After-tax cash flow: $8,959/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

+217.0% since first listed

25 events — show timeline

• 2026-05-11 Listed $149,000 FRESNOMLS
• 2025-10-03 Price Changed $158,000 FRESNOMLS
• 2024-05-31 Sold (MLS) $155,900 BAREIS
• 2024-05-31 Sold (MLS) $155,900 FRESNOMLS
• 2024-05-02 Pending — FRESNOMLS
• 2024-01-19 Price Changed $160,000 FRESNOMLS
• 2024-01-19 Relisted — FRESNOMLS
• 2023-12-28 Relisted — FRESNOMLS
• 2023-12-13 Pending — FRESNOMLS
• 2023-12-11 Pending — FRESNOMLS
• 2023-07-17 Listed $160,000 BAREIS
• 2023-07-17 Listed $150,000 FRESNOMLS
• 2022-06-23 Sold (MLS) $115,000 FRESNOMLS
• 2022-06-06 Pending — FRESNOMLS
• 2022-06-02 Listed $115,000 FRESNOMLS
• 2015-07-29 Delisted — FRESNOMLS
• 2015-03-24 Listed $55,000 FRESNOMLS
• 2001-07-06 Sold (MLS) $37,000 FRESNOMLS
• 2001-05-02 Delisted — FRESNOMLS
• 2001-05-02 Price Changed $38,000 FRESNOMLS
• 2000-11-14 Listed $37,000 FRESNOMLS
• 1999-06-28 Sold (MLS) $47,000 FRESNOMLS
• 1999-06-18 Price Changed $49,000 FRESNOMLS
• 1999-06-18 Delisted — FRESNOMLS
• 1999-01-21 Listed $47,000 FRESNOMLS