2706 W Ashlan Ave #240 · Fresno, CA 93705

$120,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 17 Days on market

Built 1977 Est $95k · 26% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated Large Home located in the wonderful community Westlake Mobile Home Park. 2 bedrooms, 2 baths, separate living room and family room! Don't wait! All Buyers are required to be approved by Park Management prior to completing purchase. 55+ community.

Key facts

• Gated community
• Private back yard
• Hidden closet

Tags

• PRIVATE SCREENED IN PORCH
• ELECTRIC FIREPLACE
• HIDDEN CLOSET
• PRIVATE BACK YARD
• FRUIT TREES
• GATED COMMUNITY

Property features AI

Finance

• Other: Urban lot setting; Directions: West on Ashlan from Marks; left into the community.
• HOA & community: Association fee paid monthly

Exterior

• Parking: Carport; Has carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home (dualwide); Park space rented
• Construction: Wood siding exterior; Composition roof; Wood subfloor foundation; Built as a mobile home (dualwide)
• Exterior features: One level; Covered, uncovered, enclosed and screened porch/patio areas; Deck; Private in-ground pool (fenced, community access); Community spa

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 bathrooms; Shower and tub
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Dishwasher; Refrigerator; Carpet flooring; Inside laundry
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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+, crime F.
• Fresno Unified (urban): math 18% / reading 47% proficiency, ranked #327 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Elementary (670 students, 97% FRL); Fort Miller Middle (623 students, 98% FRL); Fresno High (math 10% / reading 38%, grade F, #934 of 1,170 statewide, top 80%, 2,092 students, 90% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 96 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/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 $830 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 + 5.2% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $58k; list at $120k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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: 1.55% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.48%
• DSCR: 2.22
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $95,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 W Ashlan Ave #156	0.09mi	3/2.0	1,440 (0%)	0mo	$127,500	$89	96
2706 W Ashlan Ave #144	0.00mi	2/2.0 (-1)	1,440 (0%)	0mo	$136,000	$94	95
2706 W Ashlan Ave #46	0.00mi	2/2.0 (-1)	1,440 (0%)	1mo	$89,000	$62	94
2706 W Ashlan Ave #266	0.00mi	2/2.0 (-1)	1,440 (0%)	2mo	$124,900	$87	93
2706 W Ashlan Ave #175	0.00mi	2/2.0 (-1)	1,436 (-0%)	3mo	$94,900	$66	92
2706 W Ashlan Ave #86	0.09mi	2/2.0 (-1)	1,440 (0%)	4mo	$50,000	$35	88
2706 W Ashlan Ave #200	0.17mi	3/2.0	1,440 (0%)	7mo	$53,500	$37	86
2706 W Ashlan Ave #281	0.00mi	2/2.0 (-1)	1,344 (-7%)	1mo	$89,000	$66	83
2706 W Ashlan Ave #11	0.14mi	2/2.0 (-1)	1,440 (0%)	7mo	$98,000	$68	83
2706 W Ashlan Ave #158	0.09mi	2/2.0 (-1)	1,488 (+3%)	6mo	$80,000	$54	80
2706 W Ashlan Ave #299	0.13mi	2/2.0 (-1)	1,310 (-9%)	1mo	$165,000	$126	73
3138 W Dakota Ave #210	0.70mi	3/2.0	1,344 (-7%)	4mo	$42,500	$32	52

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 · 5.19% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.00×
• Total profit: $33,711
• Equity at exit: $17,892

10-year hold

• IRR: 32.9%
• Equity multiple: 4.28×
• Total profit: $110,280
• Equity at exit: $10,375

Cash invested: $33,600 (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 93705

• Rents YoY: 5.2%
• Active inventory: 96
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$629
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $769

Break-even live

Break-even rent $891

Max offer price $120,000

Occupancy floor 54%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4184 N Briarwood Ave Fresno, CA	3.0	2.0	1628	$2,195	$1.35	44d	1	0.26mi
3274 W Ashlan Ave Fresno, CA	2.0	1.0	975	$1,535	$1.57	2d	5	0.51mi
3058 W San Gabriel Ave Fresno, CA	3.0	2.0	1284	$2,450	$1.91	44d	1	0.53mi
4264 N Bengston Ave Unit 101 Fresno, CA	2.0	1.0	950	$1,450	$1.53	44d	1	0.62mi
1668 W Ashlan Ave Fresno, CA	2.0	1.0	877	$1,185	$1.35	24d	1	0.64mi
4144 N Valentine Ave Unit 60-147 Fresno, CA	2.0	1.0	960	$1,695	$1.77	20d	1	0.67mi
4144 N Valentine Ave Unit 60-158 Fresno, CA	2.0	1.0	960	$1,695	$1.77	24d	1	0.67mi
4144 N Valentine Ave Unit 84-118 Fresno, CA	2.0	1.0	960	$1,695	$1.77	44d	1	0.67mi
4144 N Valentine Ave Fresno, CA	2.0	1.0	960	$1,450	$1.51	16d	1	0.67mi
3818 N Cheryl Ave Fresno, CA	4.0	3.0	1649	$2,500	$1.52	24d	1	0.71mi
4942 N Holt Ave #103 Fresno, CA	2.0	1.0	1000	$1,395	$1.40	24d	1	0.71mi
4597 N Emerson Ave Apt 103 Fresno, CA	2.0	2.0	1100	$1,700	$1.55	24d	1	0.74mi
4467 N Van Dyke Ave Fresno, CA	3.0	2.0	1292	$2,195	$1.70	3d	1	0.87mi
1493 W Fairmont Ave Unit A Fresno, CA	2.0	2.0	1050	$1,595	$1.52	24d	1	0.96mi
1696 W Shaw Ave Unit AVE-104 Fresno, CA	3.0	2.0	1100	$1,700	$1.55	3d	1	1.24mi
3515 W San Jose Ave Unit 8106 Fresno, CA	3.0	2.5	1215	$1,925	$1.58	24d	1	1.25mi
3515 W San Jose Ave Unit 15-202 Fresno, CA	2.0	2.0	915	$1,550	$1.69	16d	1	1.25mi
3515 W San Jose Ave Unit 9105 Fresno, CA	2.0	2.5	1115	$1,725	$1.55	44d	1	1.25mi
941 W Dakota Ave Fresno, CA	3.0	2.0	960	$1,895	$1.97	10d	2	1.26mi
5066-5098 N Marty Ave Fresno, CA	2.0	1.0–2.0	961	$1,750	$1.82	20d	1	1.31mi
3207 W Shields Ave Fresno, CA	1.0–3.0	1.0–2.0	959	$1,725	$1.80	2d	3	1.36mi
5355 N Valentine Ave Fresno, CA	2.0–3.0	1.5–2.5	1318	$2,799	$2.12	16d	1	1.38mi
3326 N West Ave Fresno, CA	2.0	1.0	950	$1,225	$1.29	21d	1	1.40mi
1212 W Andrews Ave Fresno, CA	2.0	1.0	950	$1,300	$1.37	16d	1	1.43mi

Listing history 13 events

1. 2026-06-18
   days on market $120,000 Active 17 DOM
2. 2026-06-17
   days on market $120,000 Active 16 DOM
3. 2026-06-16
   days on market $120,000 Active 15 DOM
4. 2026-06-15
   days on market $120,000 Active 14 DOM
5. 2026-06-13
   statusdays on market $120,000 Active 12 DOM
6. 2026-06-10
   days on market $120,000 Pending Accepting Backups 9 DOM
7. 2026-06-09
   days on market $120,000 Pending Accepting Backups 8 DOM
8. 2026-06-08
   days on market $120,000 Pending Accepting Backups 7 DOM
9. 2026-06-07
   statusdays on market $120,000 Pending Accepting Backups 6 DOM
10. 2026-06-05
    days on market $120,000 Active 3 DOM
11. 2026-06-03
    days on market $120,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $120,000 Active 1 DOM

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$616/yr (+$51/mo · 208.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 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: $22,381
• − Mortgage interest: −$6,722
• − Property taxes: −$296
• − Insurance: −$600
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$3,491
• Taxable income: $7,691
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $7,387/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: Fresno Unified
• NCES district ID: 0614550
• Math proficiency: 18% ▼ -12.00%
• Reading proficiency: 47% ▲ 9.00%
• Median HH income: $36,095
• Composite: 26.83/100
• National rank: #7111
• State rank: #327 of 517 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): 38,888
• Household income: $57,003
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2217.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 34% White 22% Black 6% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Lithuanian 1% Iranian 1% Russian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 61% English-only · Spanish 34% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -331.23%
• Current HPI: 399.0061
• Rent YoY: ▲ 5.19%
• 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

+837.5% since first listed

11 events — show timeline

• 2026-06-01 Listed $120,000 FRESNOMLS
• 2019-05-07 Sold (MLS) $57,500 FRESNOMLS
• 2019-04-25 Pending — FRESNOMLS
• 2019-04-09 Relisted — FRESNOMLS
• 2019-03-11 Pending — FRESNOMLS
• 2019-02-15 Price Changed $57,500 FRESNOMLS
• 2019-01-17 Listed $62,500 FRESNOMLS
• 2018-11-29 Sold (MLS) $12,800 FRESNOMLS
• 2018-10-27 Pending — FRESNOMLS
• 2018-10-27 Pending — FRESNOMLS
• 2018-10-19 Listed $12,800 FRESNOMLS