2658 E Alluvial Ave #220 · Fresno, CA 93720

$265,000

2 bd · 2.0 ba · 1,092 sqft · Condo public records · 338 Days on market

Built 2008 $243/sqft · 25% below area Est $354k · 25% under $570/mo HOA · 26% of rent

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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
• Cash flow +5.9/30.0
• Schools +5.9/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price Improvement and Fantastic Value on this 2 Bedroom 2 Bath Condo nestled in the La Querencia Co-Housing Complex of only 28 units. Where else can you find a property for $270,000 with Clovis North Schools. This unit also includes a One Car Garage. Development is very attractive and features numerous Architectural construction elements that you will not find anywhere else. Excellent location between Willow and Chestnut on the Northside of Alluvial and next to the the Unitarian Universalist Church of Fresno. Close to Trader Joes, George Browns Fitness and major shopping and restaurants. Etremely low PG and E bills. Energy efficient w/owned Solar, Tankless Water Heater & dual pane windows. Upscale design with high ceiling throughout and lots of natural light. Striking Bamboo flooring in Living, Dining, Kitchen and Hallway. Living, Dining Room and Kitchen have vaulted ceiling. Inviting balcony patio off of Kitchen area. Vaulted ceilings in Both Bedrooms with full wall closets. Ceiling Fan Light Fixtures in every room. Kitchen has a Gas Range plus a Pantry. Both Bathroom have a Solar Tube Skylight offering additional natural lighting. Inside Laundry and the Stack Washer and Dryer are included. This is a very unique Community and go to www.fresnocohousing.org to learn more about the complex. Low turnover complex and units do not come on the market often. The complex features a Common House w/a Commercial Kitchen and indoor/outdoor dining area. Common House also has a Sitting/Library area w/fireplace, Indoor Playroom, Commercial Laundry Room and a Guest Bedroom/Bath for visiting Overnight Guest to rent by the day. Additional amenities include a Huge Pool, Spa, Adult Gym, Game Room, Craft Room and Wood Workshop w/extensive tools. Grass and Sand Box Play areas, Community Garden w/Fruit/Citrus trees. Parcel North of the Development is a ponding basin with lots of wildlife to enjoy viewing from outdoor Common House patio area. HOA fee includes sewer/water/garbage, internet, master fire insurance policy, building maintenance & more. Tremendous Value and Location.

Key facts

• Balcony patio
• Bamboo flooring
• Dual pane windows

Tags

• OWNED SOLAR
• TANKLESS WATER HEATER
• DUAL PANE WINDOWS
• BAMBOO FLOORING
• BALCONY PATIO
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (17.4% below list).
• Recommended offer: $174k (34.2% below list) — sets the bar for cash-flow.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2k of loan paydown is wiped out by about $8k 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 338 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $144k; list at $265k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,430 (34.2% 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 338 days. Have you received any prior offers? Is the seller open to a 34% 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 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 10.1

CMA / ARV

• ARV (median comp): $353,999
• List price: $265,000
• Delta: -25.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.3%
• Equity multiple: -0.05×
• Total profit: $-77,684
• Equity at exit: $39,512

10-year hold

• IRR: -45.5%
• Equity multiple: -0.59×
• Total profit: $-118,066
• Equity at exit: $22,912

Cash invested: $74,200 (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 93720

• Rents YoY: 1.9%
• Active inventory: 176
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$110
• HOA: −$570
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-513

Break-even live

Break-even rent $2,837

Max offer price $174,430

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-438	+0% $-513	+5% $-588	+10% $-663
Rent	-10% $-686	-5% $-599	+0% $-513	+5% $-426	+10% $-340
Rate	-1.0pp $-379	-0.5pp $-445	base $-513	+0.5pp $-581	+1.0pp $-651

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2806 E Alluvial Ave Fresno, CA	2.0–3.0	2.0	1235	$2,595	$2.10	16d	1	0.26mi
7355 N Willow Ave Fresno, CA	1.0–3.0	1.0–2.5	1189	$2,633	$2.21	2d	17	0.35mi
7525 N Willow Ave Fresno, CA	2.0–3.0	1.0–2.5	1280	$1,796	$1.40	44d	6	0.35mi
7329 N Woodrow Ave Fresno, CA	3.0	2.0	1246	$2,350	$1.89	3d	1	0.44mi
2285 E Spruce Ave Fresno, CA	2.0	2.0	998	$1,875	$1.88	19d	1	0.44mi
2176 E Decatur Ave Fresno, CA	3.0	1.5	1400	$2,550	$1.82	4d	1	0.45mi
2326 E Jordan Ave Fresno, CA	3.0	2.0	1075	$2,250	$2.09	22d	1	0.53mi
7150 N Maple Ave Fresno, CA	1.0–2.0	1.0–2.0	872	$1,700	$1.95	2d	1	0.53mi
2061 E Spruce Ave Fresno, CA	2.0	2.0–2.5	1200	$1,888	$1.57	2d	1	0.59mi
6840 N Maple Ave Fresno, CA	1.0	1.0	728	$1,488	$2.04	44d	1	0.67mi
580 N Adler Ln Clovis, CA	3.0	2.0	1383	$2,500	$1.81	22d	1	0.72mi
572 W Balsam Ln Clovis, CA	3.0	2.0	1383	$2,350	$1.70	24d	1	0.76mi
581 N Helm Ln Clovis, CA	2.0	2.0	1383	$2,300	$1.66	44d	1	0.76mi
1830 E Fir Ave Fresno, CA	1.0–3.0	1.0–2.0	952	$1,760	$1.85	2d	10	0.81mi
1773 E Frederick Ave Fresno, CA	3.0	2.0	1253	$2,595	$2.07	4d	1	0.86mi
442 W Mahogany Ln Clovis, CA	2.0	2.0	1383	$3,000	$2.17	44d	1	0.93mi
7350 N Cedar Ave Fresno, CA	2.0	1.0	915	$1,816	$1.98	2d	2	1.02mi
8684 N Recreation Ave Fresno, CA	3.0	2.0	1492	$2,595	$1.74	4d	1	1.23mi
8755 N Chestnut Ave Fresno, CA	2.0	2.0	1115	$1,795	$1.61	2d	2	1.30mi
8153 N Cedar Ave #212 Fresno, CA	2.0	2.0	1141	$1,750	$1.53	24d	1	1.37mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: watersewertrashgasinternetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $265,000 Active 338 DOM
2. 2026-06-17
   days on market $265,000 Active 337 DOM
3. 2026-06-16
   days on market $265,000 Active 336 DOM
4. 2026-06-15
   days on market $265,000 Active 335 DOM
5. 2026-06-13
   days on market $265,000 Active 333 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on market $265,000 Active 332 DOM
8. 2026-06-10
   days on market $270,000 Active 330 DOM
9. 2026-06-09
   days on market $270,000 Active 329 DOM
10. 2026-06-08
    days on market $270,000 Active 328 DOM
11. 2026-06-07
    days on market $270,000 Active 327 DOM
12. 2026-06-05
    days on market $270,000 Active 324 DOM
13. 2026-06-03
    days on market $270,000 Active 323 DOM
14. 2026-06-02
    days on market $270,000 Active 322 DOM
15. 2026-06-01
    days on market $270,000 Active 321 DOM
16. 2026-05-31
    days on market $270,000 Active 320 DOM
17. 2026-03-19
    price $270,000 2102-char remark

    Show marketing remark (2102 chars)

    New Price Improvement and Fantastic Value on this 2 Bedroom 2 Bath Condo nestled in the La Querencia Co-Housing Complex of only 28 units. Where else can you find a property for $270,000 with Clovis North Schools. This unit also includes a One Car Garage. Development is very attractive and features numerous Architectural construction elements that you will not find anywhere else. Excellent location between Willow and Chestnut on the Northside of Alluvial and next to the the Unitarian Universalist Church of Fresno. Close to Trader Joes, George Browns Fitness and major shopping and restaurants. Etremely low PG and E bills. Energy efficient w/owned Solar, Tankless Water Heater & dual pane windows. Upscale design with high ceiling throughout and lots of natural light. Striking Bamboo flooring in Living, Dining, Kitchen and Hallway. Living, Dining Room and Kitchen have vaulted ceiling. Inviting balcony patio off of Kitchen area. Vaulted ceilings in Both Bedrooms with full wall closets. Ceiling Fan Light Fixtures in every room. Kitchen has a Gas Range plus a Pantry. Both Bathroom have a Solar Tube Skylight offering additional natural lighting. Inside Laundry and the Stack Washer and Dryer are included. This is a very unique Community and go to www.fresnocohousing.org to learn more about the complex. Low turnover complex and units do not come on the market often. The complex features a Common House w/a Commercial Kitchen and indoor/outdoor dining area. Common House also has a Sitting/Library area w/fireplace, Indoor Playroom, Commercial Laundry Room and a Guest Bedroom/Bath for visiting Overnight Guest to rent by the day. Additional amenities include a Huge Pool, Spa, Adult Gym, Game Room, Craft Room and Wood Workshop w/extensive tools. Grass and Sand Box Play areas, Community Garden w/Fruit/Citrus trees. Parcel North of the Development is a ponding basin with lots of wildlife to enjoy viewing from outdoor Common House patio area. HOA fee includes sewer/water/garbage, internet, master fire insurance policy, building maintenance & more. Tremendous Value and Location.

18. 2026-01-21
    price $280,000 2102-char remark

    Show marketing remark (2102 chars)

    New Price Improvement and Fantastic Value on this 2 Bedroom 2 Bath Condo nestled in the La Querencia Co-Housing Complex of only 28 units. Where else can you find a property for $270,000 with Clovis North Schools. This unit also includes a One Car Garage. Development is very attractive and features numerous Architectural construction elements that you will not find anywhere else. Excellent location between Willow and Chestnut on the Northside of Alluvial and next to the the Unitarian Universalist Church of Fresno. Close to Trader Joes, George Browns Fitness and major shopping and restaurants. Etremely low PG and E bills. Energy efficient w/owned Solar, Tankless Water Heater & dual pane windows. Upscale design with high ceiling throughout and lots of natural light. Striking Bamboo flooring in Living, Dining, Kitchen and Hallway. Living, Dining Room and Kitchen have vaulted ceiling. Inviting balcony patio off of Kitchen area. Vaulted ceilings in Both Bedrooms with full wall closets. Ceiling Fan Light Fixtures in every room. Kitchen has a Gas Range plus a Pantry. Both Bathroom have a Solar Tube Skylight offering additional natural lighting. Inside Laundry and the Stack Washer and Dryer are included. This is a very unique Community and go to www.fresnocohousing.org to learn more about the complex. Low turnover complex and units do not come on the market often. The complex features a Common House w/a Commercial Kitchen and indoor/outdoor dining area. Common House also has a Sitting/Library area w/fireplace, Indoor Playroom, Commercial Laundry Room and a Guest Bedroom/Bath for visiting Overnight Guest to rent by the day. Additional amenities include a Huge Pool, Spa, Adult Gym, Game Room, Craft Room and Wood Workshop w/extensive tools. Grass and Sand Box Play areas, Community Garden w/Fruit/Citrus trees. Parcel North of the Development is a ponding basin with lots of wildlife to enjoy viewing from outdoor Common House patio area. HOA fee includes sewer/water/garbage, internet, master fire insurance policy, building maintenance & more. Tremendous Value and Location.

19. 2025-10-05
    price $290,000 2102-char remark

    Show marketing remark (2102 chars)

    New Price Improvement and Fantastic Value on this 2 Bedroom 2 Bath Condo nestled in the La Querencia Co-Housing Complex of only 28 units. Where else can you find a property for $270,000 with Clovis North Schools. This unit also includes a One Car Garage. Development is very attractive and features numerous Architectural construction elements that you will not find anywhere else. Excellent location between Willow and Chestnut on the Northside of Alluvial and next to the the Unitarian Universalist Church of Fresno. Close to Trader Joes, George Browns Fitness and major shopping and restaurants. Etremely low PG and E bills. Energy efficient w/owned Solar, Tankless Water Heater & dual pane windows. Upscale design with high ceiling throughout and lots of natural light. Striking Bamboo flooring in Living, Dining, Kitchen and Hallway. Living, Dining Room and Kitchen have vaulted ceiling. Inviting balcony patio off of Kitchen area. Vaulted ceilings in Both Bedrooms with full wall closets. Ceiling Fan Light Fixtures in every room. Kitchen has a Gas Range plus a Pantry. Both Bathroom have a Solar Tube Skylight offering additional natural lighting. Inside Laundry and the Stack Washer and Dryer are included. This is a very unique Community and go to www.fresnocohousing.org to learn more about the complex. Low turnover complex and units do not come on the market often. The complex features a Common House w/a Commercial Kitchen and indoor/outdoor dining area. Common House also has a Sitting/Library area w/fireplace, Indoor Playroom, Commercial Laundry Room and a Guest Bedroom/Bath for visiting Overnight Guest to rent by the day. Additional amenities include a Huge Pool, Spa, Adult Gym, Game Room, Craft Room and Wood Workshop w/extensive tools. Grass and Sand Box Play areas, Community Garden w/Fruit/Citrus trees. Parcel North of the Development is a ponding basin with lots of wildlife to enjoy viewing from outdoor Common House patio area. HOA fee includes sewer/water/garbage, internet, master fire insurance policy, building maintenance & more. Tremendous Value and Location.

20. 2025-08-15
    price $300,000 2102-char remark

    Show marketing remark (2102 chars)

    New Price Improvement and Fantastic Value on this 2 Bedroom 2 Bath Condo nestled in the La Querencia Co-Housing Complex of only 28 units. Where else can you find a property for $270,000 with Clovis North Schools. This unit also includes a One Car Garage. Development is very attractive and features numerous Architectural construction elements that you will not find anywhere else. Excellent location between Willow and Chestnut on the Northside of Alluvial and next to the the Unitarian Universalist Church of Fresno. Close to Trader Joes, George Browns Fitness and major shopping and restaurants. Etremely low PG and E bills. Energy efficient w/owned Solar, Tankless Water Heater & dual pane windows. Upscale design with high ceiling throughout and lots of natural light. Striking Bamboo flooring in Living, Dining, Kitchen and Hallway. Living, Dining Room and Kitchen have vaulted ceiling. Inviting balcony patio off of Kitchen area. Vaulted ceilings in Both Bedrooms with full wall closets. Ceiling Fan Light Fixtures in every room. Kitchen has a Gas Range plus a Pantry. Both Bathroom have a Solar Tube Skylight offering additional natural lighting. Inside Laundry and the Stack Washer and Dryer are included. This is a very unique Community and go to www.fresnocohousing.org to learn more about the complex. Low turnover complex and units do not come on the market often. The complex features a Common House w/a Commercial Kitchen and indoor/outdoor dining area. Common House also has a Sitting/Library area w/fireplace, Indoor Playroom, Commercial Laundry Room and a Guest Bedroom/Bath for visiting Overnight Guest to rent by the day. Additional amenities include a Huge Pool, Spa, Adult Gym, Game Room, Craft Room and Wood Workshop w/extensive tools. Grass and Sand Box Play areas, Community Garden w/Fruit/Citrus trees. Parcel North of the Development is a ponding basin with lots of wildlife to enjoy viewing from outdoor Common House patio area. HOA fee includes sewer/water/garbage, internet, master fire insurance policy, building maintenance & more. Tremendous Value and Location.

21. 2025-07-15
    listed $310,000 Active 2102-char remark

    Show marketing remark (2102 chars)

    New Price Improvement and Fantastic Value on this 2 Bedroom 2 Bath Condo nestled in the La Querencia Co-Housing Complex of only 28 units. Where else can you find a property for $270,000 with Clovis North Schools. This unit also includes a One Car Garage. Development is very attractive and features numerous Architectural construction elements that you will not find anywhere else. Excellent location between Willow and Chestnut on the Northside of Alluvial and next to the the Unitarian Universalist Church of Fresno. Close to Trader Joes, George Browns Fitness and major shopping and restaurants. Etremely low PG and E bills. Energy efficient w/owned Solar, Tankless Water Heater & dual pane windows. Upscale design with high ceiling throughout and lots of natural light. Striking Bamboo flooring in Living, Dining, Kitchen and Hallway. Living, Dining Room and Kitchen have vaulted ceiling. Inviting balcony patio off of Kitchen area. Vaulted ceilings in Both Bedrooms with full wall closets. Ceiling Fan Light Fixtures in every room. Kitchen has a Gas Range plus a Pantry. Both Bathroom have a Solar Tube Skylight offering additional natural lighting. Inside Laundry and the Stack Washer and Dryer are included. This is a very unique Community and go to www.fresnocohousing.org to learn more about the complex. Low turnover complex and units do not come on the market often. The complex features a Common House w/a Commercial Kitchen and indoor/outdoor dining area. Common House also has a Sitting/Library area w/fireplace, Indoor Playroom, Commercial Laundry Room and a Guest Bedroom/Bath for visiting Overnight Guest to rent by the day. Additional amenities include a Huge Pool, Spa, Adult Gym, Game Room, Craft Room and Wood Workshop w/extensive tools. Grass and Sand Box Play areas, Community Garden w/Fruit/Citrus trees. Parcel North of the Development is a ponding basin with lots of wildlife to enjoy viewing from outdoor Common House patio area. HOA fee includes sewer/water/garbage, internet, master fire insurance policy, building maintenance & more. Tremendous Value and Location.

22. 2013-06-25
    soldstatus $144,000
23. 2013-06-25
    soldstatus $144,000

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/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 4/10 Moderate FEMA zone X (shaded) · 28% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 57 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,261
• − Mortgage interest: −$14,844
• − Property taxes: −$2,057
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$6,840
• − Depreciation: −$7,709
• Taxable loss: −$10,716
• Est. tax savings @ 24.0%: +$2,572
• After-tax cash flow: $-3,580/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

+87.5% since first listed

7 events — show timeline

• 2026-03-19 Price Changed $270,000 FRESNOMLS
• 2026-01-21 Price Changed $280,000 FRESNOMLS
• 2025-10-05 Price Changed $290,000 FRESNOMLS
• 2025-08-15 Price Changed $300,000 FRESNOMLS
• 2025-07-15 Listed $310,000 FRESNOMLS
• 2013-06-25 Sold (Public Records) $144,000 Public Records
• 2013-06-25 Sold (Public Records) $144,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,057 · +2.1% YoY. Source: county tax records.