336 E Alluvial Ave #122 · Fresno, CA 93720

$169,950

3 bd · 2.0 ba · 1,508 sqft · Land public records · 72 Days on market

Built 2001 $113/sqft · 45% above area Est $118k · 45% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +5.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4 bedroom, 2 bathroom double wide residence in a well maintained, all ages San Joaquin Village Mobile Home Park, located within the highly sought after Clovis Unified School District. Ideally situated within walking distance to River Park Shopping Center, Kaiser Permanente, nearby parks, restaurants, and additional shopping, this home offers comfort and convenience in a prime location.Inside, the home features an open layout with vaulted ceilings and large windows that bring in plenty of natural light. The living area flows into the dining space and kitchen, creating a comfortable setting for everyday living and gatherings. The kitchen offers ample cabinetry, generous counter space, a pantry, and a center island for added functionality.The primary suite includes dual closets and a private ensuite bathroom with a soaking tub and separate shower. Three additional bedrooms provide flexible space for family, guests, or a home office.The home also features an indoor laundry room with washer and dryer hookups, additional space for a freezer or utility sink, and plenty of storage.Enjoy outdoor living with a large front porch as well as a back porch with stairs leading to the carport. The property also includes a two car carport and one large storage shed for added convenience.Residents of San Joaquin Village enjoy a variety of community amenities including a pool, jacuzzi, basketball court, playground, and clubhouse. The clubhouse can be reserved for private events and features pool tables for added entertainment. Convenient access to Highway 41 makes commuting easy while still being close to shopping, dining, and everyday services.

Key facts

• Large windows
• Ample cabinetry
• Open layout

Tags

• DOUBLE WIDE RESIDENCE
• OPEN LAYOUT
• VAULTED CEILINGS
• LARGE WINDOWS
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• 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 (+1.9%/yr); 176 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 + 1.9% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $170k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,753 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.30% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 6.4

CMA / ARV

• ARV (median comp): $117,500
• List price: $169,950
• Delta: 44.64%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $17,890
• Equity at exit: $25,340

10-year hold

• IRR: 17.9%
• Equity multiple: 2.41×
• Total profit: $67,323
• Equity at exit: $14,694

Cash invested: $47,586 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$891
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $752

Break-even live

Break-even rent $1,257

Max offer price $169,950

Occupancy floor 61%

Sensitivity live

Price	-10% $848	-5% $800	+0% $752	+5% $704	+10% $453
Rent	-10% $578	-5% $665	+0% $752	+5% $839	+10% $927
Rate	-1.0pp $838	-0.5pp $795	base $752	+0.5pp $708	+1.0pp $663

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: $42,488
• Closing costs: $5,098
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7579 N Angus St Unit 101 Fresno, CA	2.0	2.0	1245	$1,825	$1.47	24d	1	0.14mi
7580 N Angus St Fresno, CA	2.0	2.0	1350	$1,900	$1.41	44d	1	0.15mi
7511 N First St Fresno, CA	1.0–3.0	1.0–2.5	1078	$2,350	$2.18	2d	21	0.31mi
7675 N First St Fresno, CA	1.0–2.0	1.0–2.0	989	$1,830	$1.85	44d	1	0.39mi
875 E Cromwell Ave Fresno, CA	3.0	2.0	1472	$2,800	$1.90	15d	1	0.69mi
8109 N 5th St Fresno, CA	3.0	2.0	1750	$2,350	$1.34	3d	1	0.86mi
1050 E Fallbrook Ave Fresno, CA	3.0	2.0	1457	$2,750	$1.89	24d	1	0.92mi
373 W Nees Ave Fresno, CA	1.0–2.0	1.0–2.0	867	$1,855	$2.14	3d	1	0.99mi
6515 N Orchard St Fresno, CA	3.0	2.0	1500	$2,300	$1.53	16d	1	0.99mi
8476 N Del Mar Ave Fresno, CA	4.0	2.0	1797	$10,000	$5.56	24d	1	1.13mi
227 W Teague Ave Fresno, CA	3.0	2.0	1894	$2,950	$1.56	44d	1	1.18mi
8440 N Millbrook Ave Fresno, CA	1.0–2.0	1.5–2.0	1002	$2,000	$2.00	44d	1	1.28mi
91 W Sierra Ave Fresno, CA	3.0	1.5	1291	$2,500	$1.94	16d	1	1.28mi
8153 N Cedar Ave #212 Fresno, CA	2.0	2.0	1141	$1,750	$1.53	24d	1	1.40mi
135 E Stuart Ave Fresno, CA	3.0	1.0	1120	$1,995	$1.78	3d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $169,950 Active 72 DOM
2. 2026-06-17
   days on market $169,950 Active 71 DOM
3. 2026-06-16
   days on market $169,950 Active 70 DOM
4. 2026-06-15
   days on market $169,950 Active 69 DOM
5. 2026-06-13
   days on market $169,950 Active 67 DOM
6. 2026-06-13
   days on market $169,950 Active 66 DOM
7. 2026-06-10
   days on market $169,950 Active 64 DOM
8. 2026-06-09
   days on market $169,950 Active 63 DOM
9. 2026-06-08
   days on market $169,950 Active 62 DOM
10. 2026-06-07
    days on market $169,950 Active 61 DOM
11. 2026-06-05
    days on market $169,950 Active 58 DOM
12. 2026-06-03
    days on market $169,950 Active 57 DOM
13. 2026-06-02
    days on market $169,950 Active 56 DOM
14. 2026-06-01
    days on market $169,950 Active 55 DOM
15. 2026-05-31
    days on market $169,950 Active 54 DOM
16. 2026-05-11
    price $169,950 1678-char remark

    Show marketing remark (1678 chars)

    Welcome to this spacious 4 bedroom, 2 bathroom double wide residence in a well maintained, all ages San Joaquin Village Mobile Home Park, located within the highly sought after Clovis Unified School District. Ideally situated within walking distance to River Park Shopping Center, Kaiser Permanente, nearby parks, restaurants, and additional shopping, this home offers comfort and convenience in a prime location.Inside, the home features an open layout with vaulted ceilings and large windows that bring in plenty of natural light. The living area flows into the dining space and kitchen, creating a comfortable setting for everyday living and gatherings. The kitchen offers ample cabinetry, generous counter space, a pantry, and a center island for added functionality.The primary suite includes dual closets and a private ensuite bathroom with a soaking tub and separate shower. Three additional bedrooms provide flexible space for family, guests, or a home office.The home also features an indoor laundry room with washer and dryer hookups, additional space for a freezer or utility sink, and plenty of storage.Enjoy outdoor living with a large front porch as well as a back porch with stairs leading to the carport. The property also includes a two car carport and one large storage shed for added convenience.Residents of San Joaquin Village enjoy a variety of community amenities including a pool, jacuzzi, basketball court, playground, and clubhouse. The clubhouse can be reserved for private events and features pool tables for added entertainment. Convenient access to Highway 41 makes commuting easy while still being close to shopping, dining, and everyday services.

17. 2026-04-07
    listed $179,000 Active 1678-char remark

    Show marketing remark (1678 chars)

    Welcome to this spacious 4 bedroom, 2 bathroom double wide residence in a well maintained, all ages San Joaquin Village Mobile Home Park, located within the highly sought after Clovis Unified School District. Ideally situated within walking distance to River Park Shopping Center, Kaiser Permanente, nearby parks, restaurants, and additional shopping, this home offers comfort and convenience in a prime location.Inside, the home features an open layout with vaulted ceilings and large windows that bring in plenty of natural light. The living area flows into the dining space and kitchen, creating a comfortable setting for everyday living and gatherings. The kitchen offers ample cabinetry, generous counter space, a pantry, and a center island for added functionality.The primary suite includes dual closets and a private ensuite bathroom with a soaking tub and separate shower. Three additional bedrooms provide flexible space for family, guests, or a home office.The home also features an indoor laundry room with washer and dryer hookups, additional space for a freezer or utility sink, and plenty of storage.Enjoy outdoor living with a large front porch as well as a back porch with stairs leading to the carport. The property also includes a two car carport and one large storage shed for added convenience.Residents of San Joaquin Village enjoy a variety of community amenities including a pool, jacuzzi, basketball court, playground, and clubhouse. The clubhouse can be reserved for private events and features pool tables for added entertainment. Convenient access to Highway 41 makes commuting easy while still being close to shopping, dining, and everyday services.

18. 2025-10-27
    listed $159,950 Active
19. 2015-07-14
    soldstatus $59,000 Sold
20. 2015-06-26
    status Pending
21. 2015-06-16
    status Backup
22. 2015-06-06
    status Active
23. 2015-05-29
    status Pending
24. 2015-05-29
    listed $59,000 Active
25. 2010-06-17
    soldstatus $35,000
26. 2010-06-04
    historical
27. 2010-03-05
    listed $35,000
28. 1998-10-30
    soldstatus $15,500
29. 1998-09-24
    historical
30. 1998-09-24
    price $17,950
31. 1998-07-27
    listed $15,500

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$919/yr (+$77/mo · 246.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 48 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,511
• − Mortgage interest: −$9,520
• − Property taxes: −$373
• − Insurance: −$850
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$4,944
• Taxable income: $6,582
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $7,446/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 — 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

• Census place: Fresno, CA
• 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 (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 0.67)
• 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 · 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: ▼ -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

+996.5% since first listed

16 events — show timeline

• 2026-05-11 Price Changed $169,950 FRESNOMLS
• 2026-04-07 Listed $179,000 FRESNOMLS
• 2025-10-27 Listed $159,950 FRESNOMLS
• 2015-07-14 Sold (MLS) $59,000 FRESNOMLS
• 2015-06-26 Pending — FRESNOMLS
• 2015-06-16 Pending — FRESNOMLS
• 2015-06-06 Relisted — FRESNOMLS
• 2015-05-29 Pending — FRESNOMLS
• 2015-05-29 Listed $59,000 FRESNOMLS
• 2010-06-17 Sold (MLS) $35,000 FRESNOMLS
• 2010-06-04 Delisted — FRESNOMLS
• 2010-03-05 Listed $35,000 FRESNOMLS
• 1998-10-30 Sold (MLS) $15,500 FRESNOMLS
• 1998-09-24 Price Changed $17,950 FRESNOMLS
• 1998-09-24 Delisted — FRESNOMLS
• 1998-07-27 Listed $15,500 FRESNOMLS