1701 Dinuba Ave #40 · Selma, CA 93662

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 16 Days on market

Built 1975 $87/sqft · 53% above area

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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 +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy effortless living in this beautifully maintained manufactured home, ideally situated in a welcoming 55+ community. Thoughtfully designed for both comfort and functionality, the home features a light-filled, open layout with a spacious living area that flows seamlessly into a well-appointed kitchenperfect for everyday living and easy entertaining.Additional highlights include a covered carport for convenience, a desirable cul-de-sac location offering added privacy, and a generous hobby roomideal for crafts, projects, or flexible use to fit your lifestyle.Step outside to your private outdoor retreat, complete with citrus trees and mature landscaping, creating a peaceful setting to relax, unwind, or enjoy time with neighbors.Residents enjoy access to community amenities such as a clubhouse, pool, and a variety of social activities that foster a vibrant and connected lifestyle.Conveniently located near shopping, dining, and essential services, this home offers the perfect balance of comfort, convenience, and low-maintenance living.

Key facts

• Cul-de-sac location
• Citrus trees
• Covered carport

Tags

• CUL-DE-SAC LOCATION
• COVERED CARPORT
• HOBBY ROOM
• PRIVATE OUTDOOR RETREAT
• CITRUS TREES
• MATURE LANDSCAPING

Property features AI

Finance

• HOA & community: No homeowners association; Senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Built in 1975
• Construction: Composition roof
• Exterior features: Built-in private pool; Composition roof

Interior

• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Heating & cooling: Central heating; Central cooling
• Interior features: One-level living; Laminate flooring
• Laundry & utility: Indoor laundry with electric hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 4.8% in Selma — 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 59/100 on livability (#658 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+; Watch: schools D-, crime F, amenities F.
• Selma Unified (town): math 20% / reading 58% proficiency, ranked #250 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 44% of the median local income ($62k/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 $864 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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.
• Current owner paid $34k; list at $125k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.97%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $81,649
• List price: $125,000
• Delta: 53.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Dinuba Ave #55	0.00mi	3/2.0	1,484 (+3%)	4mo	$100,000	$67	92
1701 Dinuba Ave #107	0.09mi	3/2.0	1,440 (0%)	18mo	$62,000	$43	81
1701 Dinuba Ave #121	0.00mi	2/2.0 (-1)	1,440 (0%)	19mo	$78,000	$54	79
1701 Dinuba Ave #121	0.00mi	2/2.0 (-1)	1,440 (0%)	19mo	$78,000	$54	79
1701 E Dinuba Ave #33	0.09mi	2/2.0 (-1)	1,440 (0%)	16mo	$77,000	$53	78
1701 Dinuba Ave #17	0.09mi	2/2.0 (-1)	1,440 (0%)	18mo	$72,000	$50	76
1701 Dinuba Ave #17	0.09mi	2/2.0 (-1)	1,440 (0%)	18mo	$72,000	$50	76
1701 Dinuba Ave #42	0.00mi	2/2.0 (-1)	1,344 (-7%)	13mo	$45,000	$33	73
1701 Dinuba Ave Spc 56	0.00mi	2/2.0 (-1)	1,248 (-13%)	2mo	$68,000	$54	71
1701 Dinuba Ave Spc 56	0.00mi	2/2.0 (-1)	1,248 (-13%)	2mo	$68,000	$54	71
1701 Dinuba Ave #134	0.00mi	2/2.0 (-1)	1,344 (-7%)	16mo	$83,000	$62	71
1701 Dinuba Ave #167	0.00mi	2/1.8 (-1)	1,344 (-7%)	20mo	$85,000	$63	66

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: 25.8%
• Equity multiple: 2.07×
• Total profit: $37,317
• Equity at exit: $18,638

10-year hold

• IRR: 33.5%
• Equity multiple: 4.05×
• Total profit: $106,723
• Equity at exit: $10,808

Cash invested: $35,000 (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 93662

• Home prices YoY: -32.6%
• Active inventory: 60
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $903

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 55%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3069 Thompson Ave Selma, CA	4.0	2.0	1250	$2,175	$1.74	44d	1	0.94mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 16 DOM
2. 2026-06-17
   days on market $125,000 Active 15 DOM
3. 2026-06-16
   days on market $125,000 Active 14 DOM
4. 2026-06-15
   days on market $125,000 Active 13 DOM
5. 2026-06-13
   days on market $125,000 Active 11 DOM
6. 2026-06-13
   days on market $125,000 Active 10 DOM
7. 2026-06-10
   days on market $125,000 Active 8 DOM
8. 2026-06-09
   days on market $125,000 Active 7 DOM
9. 2026-06-08
   days on market $125,000 Active 6 DOM
10. 2026-06-07
    days on market $125,000 Active 5 DOM
11. 2026-06-05
    days on market $125,000 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $125,000 Active 1 DOM
13. 2026-06-01
    days on market $125,000 Active 67 DOM
14. 2026-05-31
    days on market $125,000 Active 66 DOM
15. 2026-03-26
    listed $125,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    Enjoy effortless living in this beautifully maintained manufactured home, ideally situated in a welcoming 55+ community. Thoughtfully designed for both comfort and functionality, the home features a light-filled, open layout with a spacious living area that flows seamlessly into a well-appointed kitchenperfect for everyday living and easy entertaining.Additional highlights include a covered carport for convenience, a desirable cul-de-sac location offering added privacy, and a generous hobby roomideal for crafts, projects, or flexible use to fit your lifestyle.Step outside to your private outdoor retreat, complete with citrus trees and mature landscaping, creating a peaceful setting to relax, unwind, or enjoy time with neighbors.Residents enjoy access to community amenities such as a clubhouse, pool, and a variety of social activities that foster a vibrant and connected lifestyle.Conveniently located near shopping, dining, and essential services, this home offers the perfect balance of comfort, convenience, and low-maintenance living.

16. 1999-01-08
    soldstatus $34,000 98-char remark

    Show marketing remark (98 chars)

    This Beauty Has Been Updated And Has A Remodeled Kitchen. Very Well Maintained And Shows Like New.

17. 1998-11-18
    historical 98-char remark

    Show marketing remark (98 chars)

    This Beauty Has Been Updated And Has A Remodeled Kitchen. Very Well Maintained And Shows Like New.

18. 1998-11-18
    price $36,000 98-char remark

    Show marketing remark (98 chars)

    This Beauty Has Been Updated And Has A Remodeled Kitchen. Very Well Maintained And Shows Like New.

19. 1998-08-10
    listed $34,000 98-char remark

    Show marketing remark (98 chars)

    This Beauty Has Been Updated And Has A Remodeled Kitchen. Very Well Maintained And Shows Like New.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 41 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,844
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$3,636
• Taxable income: $9,411
• Est. tax owed @ 24.0%: −$2,259
• After-tax cash flow: $8,582/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: Selma Unified
• NCES district ID: 0636270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 58% ▲ 14.00%
• Median HH income: $42,026
• Composite: 32.75/100
• National rank: #5636
• State rank: #250 of 517 in CA

Livability — Selma

• Score: 59/100
• State rank: #658
• US rank: #20374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, CA
• County: Fresno County · 834,801 people
• City population: 29,419
• Metro: Fresno, CA
• Population (ZIP): 29,419
• Household income: $61,564
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 797.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% White 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Russian 1% Iranian 1% Italian 1%
• Foreign-born: 22% · Canada
• Languages at home: 50% English-only · Spanish 47% Other Indo-European 3%

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: ▼ -178.57%
• Current HPI: 369.7645
• 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

+267.6% since first listed

5 events — show timeline

• 2026-03-26 Listed $125,000 FRESNOMLS
• 1999-01-08 Sold (MLS) $34,000 FRESNOMLS
• 1998-11-18 Price Changed $36,000 FRESNOMLS
• 1998-11-18 Delisted — FRESNOMLS
• 1998-08-10 Listed $34,000 FRESNOMLS