805 E Andrews Ave · Fresno, CA 93704

$375,000

3 bd · 3.0 ba · 1,730 sqft · MultiFamily public records · 47 Days on market

Built 1950 7,967 sqft lot Est $370k · at est.

---

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 +23.0/30.0
• DSCR +7.4/10.0
• ARV discount +6.9/15.0
• 1% rule +5.0/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Triplex on one lot - all 1 bedroom, 1 bath units totaling 1,730 sq. ft. Each unit has a patio and a single-car garage with a small storage closet. All units are occupied with month-to-month rental agreements. New spray foam roof was installed in February, 2026 with a 15-year warranty. Property is near Fresno City College, Gazebo Gardens, Christmas Tree Lane and access to Highway 41 and 99.

Key facts

• Small storage closet
• New spray foam roof
• Access to highway 99

Tags

• SINGLE-CAR GARAGE
• SMALL STORAGE CLOSET
• NEW SPRAY FOAM ROOF
• ACCESS TO HIGHWAY 41
• ACCESS TO HIGHWAY 99

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Triplex
• Construction: Stucco exterior; Wood subfloor foundation; Other roof type
• Exterior features: One-level property; Patio; Urban setting; Extra storage (community feature)

Interior

• Kitchen: Refrigerator in each unit; Stove in each unit; No dishwasher; No garbage disposal
• Bathrooms: Three bathrooms
• Heating & cooling: Floor or wall heating; Evaporative cooling
• Interior features: Refrigerator provided in all units; Stove provided in all units; No dishwasher; No disposal; No fireplaces

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive. Per door: $221/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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+, schools D.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 95 active listings in the ZIP; 14 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).
• At $3,758/mo this rent would consume 62% of the median local household income ($73k/yr) (locally 1618% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 47 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $363,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.00% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $370,220
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 E Andrews Ave	0.00mi	3/3.0	1,730 (0%)	0mo	$341,000	$197	100
816 E Andrews Ave	0.04mi	4/2.0 (+1)	1,772 (+2%)	3mo	$379,000	$214	83
1126 E Princeton Ave	0.43mi	4/2.0 (+1)	1,600 (-8%)	6mo	$335,000	$209	54
72 E Dakota Ave	0.71mi	4/2.0 (+1)	1,680 (-3%)	3mo	$290,000	$173	51
2711 N Wishon Ave	0.38mi	4/4.0 (+1)	1,920 (+11%)	8mo	$425,000	$221	48
2666 N College Ave	0.46mi	4/2.0 (+1)	1,794 (+4%)	22mo	$385,555	$215	45

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-18,856
• Equity at exit: $55,914

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $36,685
• Equity at exit: $32,423

Cash invested: $105,000 (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 93704

• Rents YoY: 3.0%
• Active inventory: 95
• Price-to-rent: 24.9×

Monthly cashflow live

• Estimated rent: $3,758 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $663

Break-even live

Break-even rent $2,919

Max offer price $375,000

Occupancy floor 77%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,759
Total (3 units)			$3,758

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 E Andrews Ave Fresno, CA	3.0	2.0	1320	$2,200	$1.67	23d	1	0.40mi
1521 E Fedora Ave Fresno, CA	2.0	1.0	1100	$1,595	$1.45	23d	1	0.54mi
210 E Harvard Ave Fresno, CA	3.0	1.0	1406	$2,395	$1.70	23d	1	0.68mi
242 W Shields Ave Fresno, CA	2.0	2.0	1100	$1,395	$1.27	1d	1	0.79mi
2601 N Thorne Ave Fresno, CA	4.0	2.5	1154	$2,300	$1.99	44d	1	0.83mi
4075 N Palm Ave Fresno, CA	3.0	1.0	1146	$1,995	$1.74	23d	1	0.86mi
3681 N Fruit Ave Unit C Fresno, CA	2.0	2.0	1224	$1,500	$1.23	23d	1	1.00mi
645 W Andrews Ave Fresno, CA	3.0	1.5	1463	$2,195	$1.50	14d	1	1.04mi
1533 E Austin Way #105 Fresno, CA	2.0	2.0	1066	$1,550	$1.45	44d	1	1.09mi
642 E McKinley Ave Fresno, CA	3.0	2.0	2018	$2,500	$1.24	44d	1	1.13mi
2038 E Ashlan Ave Fresno, CA	3.0	3.0	2226	$2,350	$1.06	21d	1	1.20mi
728 W Vassar Ave Unit 102 Fresno, CA	3.0	2.0	1226	$2,450	$2.00	44d	1	1.29mi
2674 E Clinton Ave Fresno, CA	1.0–4.0	1.0–3.0	943	$1,018	$1.08	44d	1	1.36mi
1348 N Wilson Ave Fresno, CA	3.0	2.0	1350	$2,325	$1.72	23d	1	1.46mi

Listing history 3 events

1. 2026-05-31
   status $375,000 Pending 47 DOM
2. 2026-05-01
   historical Pending Accepting Backups
3. 2026-04-10
   listed $375,000 Active

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $2,850 · $238/mo
• Expected delta: +$652/yr (+$54/mo · 29.7%)

ⓘ 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 · 17 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: $45,096
• − Mortgage interest: −$21,006
• − Property taxes: −$2,198
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,608
• − Management: −$3,608
• − Depreciation: −$10,909
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $7,500/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): 28,932
• Household income: $73,234
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1618.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 41% Two or more races 19% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -389.99%
• Current HPI: 355.925
• Rent YoY: ▲ 2.95%
• 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

2 events — show timeline

• 2026-05-01 Contingent — FRESNOMLS
• 2026-04-10 Listed $375,000 FRESNOMLS

Property tax history

+6.1%/yr

Latest (2025): $2,198 · +3.9% YoY. Source: county tax records.