602 W Mahogany Ln · Clovis, CA 93611

$365,000

3 bd · 2.0 ba · 1,383 sqft · Condo public records · 112 Days on market

Built 2023 $264/sqft · 23% below area Est $473k · 23% under $305/mo HOA · 12% of rent ↓ 5% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Schools +5.9/10.0
• Cash flow +5.7/30.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been craving the city-style lifestyle without the upkeep, this newer Clovis townhome delivers. Step outside your front door for coffee, cocktails, dinner, or a little shopping. Then come home, lock the door, book the flight, and travel with zero stress. This is true lock-and-leave living. Built just three years ago, this move-in ready home features modern finishes and durable vinyl flooring throughout all major traffic areas. Oversized sliding glass doors in the living room frame the view and fill the space with an abundance of natural light, creating an open, airy feel. The owner's suite is privately tucked downstairs, offering dual sinks, a spacious walk-in closet, and a comfortable retreat separate from the main living areas. The kitchen and home come fully equipped with all appliances included — refrigerator, washer, and dryer making your move seamless from day one. Low-maintenance living means no yard work to worry about, and owned solar adds long-term efficiency and value. The gated community also features a pool, perfect for cooling off during hot summer days.

Key facts

• Dual sinks
• Natural light
• Modern finishes

Tags

• MODERN FINISHES
• DURABLE VINYL FLOORING
• OVERSIZED SLIDING GLASS DOORS
• NATURAL LIGHT
• OWNER'S SUITE
• DUAL SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (35.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (29.5% below list).
• Recommended offer: $234k (35.9% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 3.0% in Clovis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#92 in CA, #3,307 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A; Watch: amenities C-, health & safety D, cost of living F.
• 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 fast (+4.7%/yr); 109 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,826 (35.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.72%
• DSCR: 0.61
• GRM: 11.8

CMA / ARV

• ARV (median comp): $473,450
• List price: $365,000
• Delta: -22.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.00×
• Total profit: $-101,824
• Equity at exit: $54,423

10-year hold

• IRR: -23.5%
• Equity multiple: -0.27×
• Total profit: $-130,001
• Equity at exit: $31,559

Cash invested: $102,200 (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 93611

• Rents YoY: 4.7%
• Active inventory: 109
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,572 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$404 /mo · $4,843/yr
• Insurance: −$152
• HOA: −$305
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-743

Break-even live

Break-even rent $3,512

Max offer price $233,826

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-639	+0% $-743	+5% $-846	+10% $-949
Rent	-10% $-946	-5% $-844	+0% $-743	+5% $-641	+10% $-539
Rate	-1.0pp $-559	-0.5pp $-650	base $-743	+0.5pp $-837	+1.0pp $-933

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 N Adler Ln Clovis, CA	3.0	2.0	1383	$2,500	$1.81	22d	1	0.06mi
581 N Helm Ln Clovis, CA	2.0	2.0	1383	$2,300	$1.66	44d	1	0.07mi
572 W Balsam Ln Clovis, CA	3.0	2.0	1383	$2,350	$1.70	24d	1	0.08mi
442 W Mahogany Ln Clovis, CA	2.0	2.0	1383	$3,000	$2.17	44d	1	0.21mi
7355 N Willow Ave Fresno, CA	1.0–3.0	1.0–2.5	1189	$3,104	$2.61	3d	17	0.43mi
535 W Polson Ave Clovis, CA	3.0	2.0	1724	$2,300	$1.33	44d	1	0.47mi
7525 N Willow Ave Fresno, CA	2.0–3.0	1.0–2.5	1280	$2,502	$1.95	44d	6	0.54mi
2806 E Alluvial Ave Fresno, CA	2.0–3.0	2.0	1235	$2,995	$2.43	17d	1	0.61mi
7911 N Fine Ave Fresno, CA	3.0	2.0	1712	$2,650	$1.55	44d	1	0.85mi
537 W Escalon Ave Apt 101 Clovis, CA	2.0	2.0	1000	$1,600	$1.60	44d	1	0.90mi
2285 E Spruce Ave Fresno, CA	2.0	2.0	998	$1,875	$1.88	20d	1	0.99mi
7329 N Woodrow Ave Fresno, CA	3.0	2.0	1246	$2,350	$1.89	4d	1	1.05mi
7150 N Maple Ave Fresno, CA	1.0–2.0	1.0–2.0	872	$1,700	$1.95	2d	1	1.09mi
2061 E Spruce Ave Fresno, CA	2.0	2.0–2.5	1200	$1,888	$1.57	2d	1	1.19mi
2176 E Decatur Ave Fresno, CA	3.0	1.5	1400	$2,550	$1.82	4d	1	1.20mi
2131 E Cromwell Ave Fresno, CA	3.0	2.0	1600	$2,500	$1.56	17d	1	1.21mi
2326 E Jordan Ave Fresno, CA	3.0	2.0	1075	$2,250	$2.09	22d	1	1.22mi
251 Minnewawa Ave Clovis, CA	2.0	1.5	1100	$2,100	$1.91	15d	1	1.25mi
732 Clovis Ave Clovis, CA	1.0–2.0	1.0–2.0	982	$2,050	$2.09	2d	1	1.33mi
1850 E Birch Ave Fresno, CA	2.0	2.5	1540	$2,300	$1.49	17d	1	1.36mi
707 Bush Ave Clovis, CA	2.0	1.0	950	$1,575	$1.66	44d	1	1.37mi
55 W Bullard Ave Clovis, CA	1.0–2.0	1.0	800	$1,771	$2.21	2d	13	1.37mi
2304 E Los Altos Ave Fresno, CA	3.0	2.0	1750	$2,200	$1.26	24d	1	1.38mi
1830 E Fir Ave Fresno, CA	1.0–3.0	1.0–2.0	952	$2,015	$2.12	2d	10	1.40mi
740 Villa Ave Clovis, CA	2.0	2.0	922	$1,950	$2.11	22d	1	1.41mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   status $365,000 Pending 112 DOM
2. 2026-06-17
   days on market $365,000 Active 112 DOM
3. 2026-06-16
   days on market $365,000 Active 111 DOM
4. 2026-06-15
   days on market $365,000 Active 110 DOM
5. 2026-06-13
   days on market $365,000 Active 108 DOM
6. 2026-06-13
   days on market $365,000 Active 107 DOM
7. 2026-06-10
   days on market $365,000 Active 105 DOM
8. 2026-06-09
   days on market $365,000 Active 104 DOM
9. 2026-06-08
   days on market $365,000 Active 103 DOM
10. 2026-06-07
    days on market $365,000 Active 102 DOM
11. 2026-06-05
    days on market $365,000 Active 99 DOM
12. 2026-06-03
    days on market $365,000 Active 98 DOM
13. 2026-06-02
    days on market $365,000 Active 97 DOM
14. 2026-06-01
    days on market $365,000 Active 96 DOM
15. 2026-05-31
    days on market $365,000 Active 95 DOM
16. 2026-04-24
    price $372,000 1099-char remark

    Show marketing remark (1098 chars)

    If you've been craving that walkable, city-style lifestyle without the upkeep, this newer Clovis townhome delivers.Step outside your front door for coffee, cocktails, dinner, or a little shopping. Then come home, lock the door, book the flight, and travel with zero stress. This is true lock-and-leave living.Built just three years ago, this move-in ready home features modern finishes and durable vinyl flooring throughout all major traffic areas. Oversized sliding glass doors in the living room frame the view and fill the space with an abundance of natural light, creating an open, airy feel.The owner's suite is privately tucked downstairs, offering dual sinks, a spacious walk-in closet, and a comfortable retreat separate from the main living areas.The kitchen and home come fully equipped with all appliances included, refrigerator, washer, and dryer making your move seamless from day one.Low-maintenance living means no yard work to worry about, and owned solar adds long-term efficiency and value. The gated community also features a pool, perfect for cooling off during hot summer days.

17. 2026-04-24
    price $372,000 1098-char remark

    Show marketing remark (1098 chars)

    If you've been craving that walkable, city-style lifestyle without the upkeep, this newer Clovis townhome delivers.Step outside your front door for coffee, cocktails, dinner, or a little shopping. Then come home, lock the door, book the flight, and travel with zero stress. This is true lock-and-leave living.Built just three years ago, this move-in ready home features modern finishes and durable vinyl flooring throughout all major traffic areas. Oversized sliding glass doors in the living room frame the view and fill the space with an abundance of natural light, creating an open, airy feel.The owner's suite is privately tucked downstairs, offering dual sinks, a spacious walk-in closet, and a comfortable retreat separate from the main living areas.The kitchen and home come fully equipped with all appliances included, refrigerator, washer, and dryer making your move seamless from day one.Low-maintenance living means no yard work to worry about, and owned solar adds long-term efficiency and value. The gated community also features a pool, perfect for cooling off during hot summer days.

18. 2026-04-14
    price $385,000 1099-char remark

    Show marketing remark (1098 chars)

    If you've been craving that walkable, city-style lifestyle without the upkeep, this newer Clovis townhome delivers.Step outside your front door for coffee, cocktails, dinner, or a little shopping. Then come home, lock the door, book the flight, and travel with zero stress. This is true lock-and-leave living.Built just three years ago, this move-in ready home features modern finishes and durable vinyl flooring throughout all major traffic areas. Oversized sliding glass doors in the living room frame the view and fill the space with an abundance of natural light, creating an open, airy feel.The owner's suite is privately tucked downstairs, offering dual sinks, a spacious walk-in closet, and a comfortable retreat separate from the main living areas.The kitchen and home come fully equipped with all appliances included, refrigerator, washer, and dryer making your move seamless from day one.Low-maintenance living means no yard work to worry about, and owned solar adds long-term efficiency and value. The gated community also features a pool, perfect for cooling off during hot summer days.

19. 2026-04-14
    price $385,000 1098-char remark

    Show marketing remark (1098 chars)

    If you've been craving that walkable, city-style lifestyle without the upkeep, this newer Clovis townhome delivers.Step outside your front door for coffee, cocktails, dinner, or a little shopping. Then come home, lock the door, book the flight, and travel with zero stress. This is true lock-and-leave living.Built just three years ago, this move-in ready home features modern finishes and durable vinyl flooring throughout all major traffic areas. Oversized sliding glass doors in the living room frame the view and fill the space with an abundance of natural light, creating an open, airy feel.The owner's suite is privately tucked downstairs, offering dual sinks, a spacious walk-in closet, and a comfortable retreat separate from the main living areas.The kitchen and home come fully equipped with all appliances included, refrigerator, washer, and dryer making your move seamless from day one.Low-maintenance living means no yard work to worry about, and owned solar adds long-term efficiency and value. The gated community also features a pool, perfect for cooling off during hot summer days.

20. 2026-02-25
    listed $390,000 Active 1099-char remark

    Show marketing remark (1098 chars)

    If you've been craving that walkable, city-style lifestyle without the upkeep, this newer Clovis townhome delivers.Step outside your front door for coffee, cocktails, dinner, or a little shopping. Then come home, lock the door, book the flight, and travel with zero stress. This is true lock-and-leave living.Built just three years ago, this move-in ready home features modern finishes and durable vinyl flooring throughout all major traffic areas. Oversized sliding glass doors in the living room frame the view and fill the space with an abundance of natural light, creating an open, airy feel.The owner's suite is privately tucked downstairs, offering dual sinks, a spacious walk-in closet, and a comfortable retreat separate from the main living areas.The kitchen and home come fully equipped with all appliances included, refrigerator, washer, and dryer making your move seamless from day one.Low-maintenance living means no yard work to worry about, and owned solar adds long-term efficiency and value. The gated community also features a pool, perfect for cooling off during hot summer days.

21. 2026-02-25
    listed $390,000 Active 1098-char remark

    Show marketing remark (1098 chars)

    If you've been craving that walkable, city-style lifestyle without the upkeep, this newer Clovis townhome delivers.Step outside your front door for coffee, cocktails, dinner, or a little shopping. Then come home, lock the door, book the flight, and travel with zero stress. This is true lock-and-leave living.Built just three years ago, this move-in ready home features modern finishes and durable vinyl flooring throughout all major traffic areas. Oversized sliding glass doors in the living room frame the view and fill the space with an abundance of natural light, creating an open, airy feel.The owner's suite is privately tucked downstairs, offering dual sinks, a spacious walk-in closet, and a comfortable retreat separate from the main living areas.The kitchen and home come fully equipped with all appliances included, refrigerator, washer, and dryer making your move seamless from day one.Low-maintenance living means no yard work to worry about, and owned solar adds long-term efficiency and value. The gated community also features a pool, perfect for cooling off during hot summer days.

ⓘ 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: $4,843 · $404/mo
• Projected year-2 tax: $4,843 · $404/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 57 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,869
• − Mortgage interest: −$20,446
• − Property taxes: −$4,843
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − HOA: −$3,660
• − Depreciation: −$10,618
• Taxable loss: −$15,462
• Est. tax savings @ 24.0%: +$3,711
• After-tax cash flow: $-5,200/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 — Clovis

• Score: 76/100
• State rank: #92
• US rank: #3307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, CA
• County: Fresno County · 834,801 people
• City population: 139,989
• Metro: Fresno, CA
• Population (ZIP): 46,624
• Household income: $110,982
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1346.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 31% Two or more races 16% Asian 11% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Asian/Pacific 4% Other Indo-European 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: ▼ -266.93%
• Current HPI: 348.0499
• Rent YoY: ▲ 4.68%
• 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

-4.6% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $372,000 TCMLS
• 2026-04-24 Price Changed $372,000 FRESNOMLS
• 2026-04-14 Price Changed $385,000 TCMLS
• 2026-04-14 Price Changed $385,000 FRESNOMLS
• 2026-02-25 Listed $390,000 TCMLS
• 2026-02-25 Listed $390,000 FRESNOMLS

Property tax history

+73.4%/yr

Latest (2025): $4,843 · +2.1% YoY. Source: county tax records.