2-Bedroom Double-Wide Manufactured
For Sale
$105,000
12-1724 Minnewawa Ave, Clovis, CA 93612
Updated 2-bedroom double-wide manufactured home in a 55+ Bonaventure Mobile Home Park with newer windows and remodeled bathrooms.
Property Size720 SF
Price / SF$145.83
Days on Market58
Property Features for 12-1724 Minnewawa Ave
General Information
Standard status
Active
Size
720 SF
Property subtype
Residential
Amenities
fully fenced yard
artificial turf
above-ground swimming pool
storage shed
pool cover
Building Details
Year Built
1964
Listing Agency:
Century 21 Select Real Estate
(559) 642-2100
Listed By:
Pamela Payne · License #01962676
(559) 683-3400
Source:
Exprealty
Added: Jul 18
Changed: Sep 5
Last Checked: Sep 13 at 10:20AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Select Real Estate
Investment Insights
Based on property information with market context.
Nestled in the 55+ Bonaventure Mobile Home Park, this updated double-wide manufactured home offers comfortable indoor living and a private outdoor retreat. Built in 1964, the home features two bedrooms with 3/4 and 1/4 baths. Recent updates include fresh interior finishes, updated flooring, refreshed countertops, remodeled bathrooms, and newer windows.
Outside, enjoy a fully fenced yard with low-maintenance artificial turf, a storage shed, and an above-ground swimming pool with a cover for warm-weather entertaining. Decorative potted trees add to the yard’s curb appeal.
Conveniently located within walking distance to shopping, restaurants, grocery stores, and everyday services, the home is also just minutes from Old Town Clovis for boutiques, dining, farmers markets, and community events.
Outside, enjoy a fully fenced yard with low-maintenance artificial turf, a storage shed, and an above-ground swimming pool with a cover for warm-weather entertaining. Decorative potted trees add to the yard’s curb appeal.
Conveniently located within walking distance to shopping, restaurants, grocery stores, and everyday services, the home is also just minutes from Old Town Clovis for boutiques, dining, farmers markets, and community events.
Key Highlights
- 55+ Bonaventure Mobile Home Park location
- Built in 1964 double‑wide manufactured home
- Two bedrooms with 3/4 and 1/4 baths
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$9,430
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.98%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$188,600
$188.6K
Cap Rate 7%
$134,714
$134.7K
Cap Rate 9%
$104,778
$104.8K
Market Conditions
NOI Build-Up for 720 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$18.1K $25.20/SF
− Vacancy
−$998 −$1.39/SF
EGI
$17.1K $23.81/SF
− OpEx
−$7.7K −$10.72/SF
NOI
$9.4K $13.10/SF
Area
Clovis, CA
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$188,600
Cap Rate 7%
$134,714
Cap Rate 9%
$104,778
Alternative Uses
Best Use
Apartment 5plus
$134.7K
$117.9K – $157.2K
NOI $9,430 @ 7.0% cap · market cap 8.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$181.4K
$158.7K – $211.6K
NOI $12,697 @ 7.0% cap · market cap 12.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
559
Businesses Nearby
Explore this area
Business Placement
Demographics for 93612, CA
37,368
Population
14,362
Households
2.6
Avg Household Size
34
Median Age
21%
College-Educated
88%
High-School Grad
6.7 sq mi
ZIP Area
5,577
Density / Sq Mi
$64,079
Median Household Income
$40,460
Median Earnings
$1,410
Median Rent
$311,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Updated 2-bedroom double-wide manufactured home in a 55+ Bonaventure Mobile Home Park with newer windows and remodeled bathrooms.
Where is this mobile home & rv park located?
The property is located at 12-1724 Minnewawa Ave Clovis, CA.
What is the asking price?
The asking price for this property is $105,000.
What are key features of this property?
This property features: 55+ Bonaventure Mobile Home Park location; Built in 1964 double‑wide manufactured home; Two bedrooms with 3/4 and 1/4 baths
