6749 N Weber Ave · Fresno, CA 93722

$260,000

2 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 60 Days on market

Built 1950 6,751 sqft lot $166/sqft · 46% below area Est $481k · 46% under

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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 +12.0/30.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House was recently in a fire and needs work to bring it back up to it's shine. This home has plenty of potential and is located in a great and growing neighborhood. It's conveniently located near highway 99 and all local amenities that includes El Paseo Marketplace, which is at walking distance. Please be safe when entering to view the property.

Key facts

• 6,751 sq ft lot
• Built 1950
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-63 ($-750/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (17.5% below list).
• Recommended offer: $215k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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+, schools D.
• Central Unified (urban): math 18% / reading 40% proficiency, ranked #345 of 517 in CA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.8%/yr); 194 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $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 60 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $224k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,508 (17.5% 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 60 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.83% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (median comp): $481,025
• List price: $260,000
• Delta: -45.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7093 N Astoria Dr	0.64mi	2/2.0	1,560 (-0%)	2mo	$380,000	$244	64
7093 N Astoria Dr	0.64mi	2/2.5	1,560 (-0%)	2mo	$380,000	$244	62
6153 W Marble Hill Dr	0.70mi	2/2.2	1,560 (-0%)	1mo	$369,000	$237	61
6674 W Hailey Dr	0.49mi	3/2.0 (+1)	1,766 (+13%)	0mo	$436,000	$247	46
6808 W Lucas	0.56mi	3/2.0 (+1)	1,766 (+13%)	2mo	$419,000	$237	41
6910 W Gibson Ave	0.70mi	3/2.0 (+1)	1,405 (-10%)	6mo	$437,500	$311	36
7005 N Astoria Dr	0.61mi	3/2.5 (+1)	1,753 (+12%)	6mo	$399,950	$228	35
7326 N Lacey Dr	0.54mi	3/2.0 (+1)	1,766 (+13%)	12mo	$455,500	$258	35
6108 W Dupont Dr	0.69mi	3/2.5 (+1)	1,753 (+12%)	2mo	$399,999	$228	34
6822 W Stuart	0.65mi	3/2.0 (+1)	1,405 (-10%)	13mo	$440,000	$313	33
7018 N Brookdale Dr	0.71mi	3/2.5 (+1)	1,753 (+12%)	9mo	$395,650	$226	29
6075 W Menlo Ave	0.73mi	3/2.0 (+1)	1,798 (+15%)	8mo	$470,000	$261	26

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-44,321
• Equity at exit: $38,767

10-year hold

• IRR: -7.6%
• Equity multiple: 0.50×
• Total profit: $-36,243
• Equity at exit: $22,480

Cash invested: $72,800 (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 93722

• Rents YoY: 3.8%
• Active inventory: 194
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$285 /mo · $3,424/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-63

Break-even live

Break-even rent $2,224

Max offer price $248,957

Occupancy floor 98%

Sensitivity live

Price	-10% $85	-5% $11	+0% $-63	+5% $-136	+10% $-210
Rent	-10% $-232	-5% $-147	+0% $-63	+5% $22	+10% $107
Rate	-1.0pp $68	-0.5pp $4	base $-63	+0.5pp $-130	+1.0pp $-198

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5808 W Fir Ave Fresno, CA	3.0	2.0	1746	$2,195	$1.26	11d	1	1.02mi
5811 W Sample Ave Fresno, CA	3.0	2.0	1242	$2,095	$1.69	45d	1	1.13mi

Listing history 35 events

1. 2026-06-21
   days on market $260,000 Active 60 DOM
2. 2026-06-18
   days on market $260,000 Active 57 DOM
3. 2026-06-17
   days on market $260,000 Active 56 DOM
4. 2026-06-16
   days on market $260,000 Active 55 DOM
5. 2026-06-15
   days on market $260,000 Active 54 DOM
6. 2026-06-13
   days on market $260,000 Active 52 DOM
7. 2026-06-13
   days on market $260,000 Active 51 DOM
8. 2026-06-10
   days on market $260,000 Active 49 DOM
9. 2026-06-09
   days on market $260,000 Active 48 DOM
10. 2026-06-08
    days on market $260,000 Active 47 DOM
11. 2026-06-07
    days on market $260,000 Active 46 DOM
12. 2026-06-03
    days on market $260,000 Active 42 DOM
13. 2026-06-02
    days on market $260,000 Active 41 DOM
14. 2026-06-01
    days on market $260,000 Active 40 DOM
15. 2026-05-31
    days on market $260,000 Active 39 DOM
16. 2026-05-18
    status Active 347-char remark

    Show marketing remark (347 chars)

    House was recently in a fire and needs work to bring it back up to it's shine. This home has plenty of potential and is located in a great and growing neighborhood. It's conveniently located near highway 99 and all local amenities that includes El Paseo Marketplace, which is at walking distance. Please be safe when entering to view the property.

17. 2026-05-11
    status Pending 347-char remark

    Show marketing remark (347 chars)

    House was recently in a fire and needs work to bring it back up to it's shine. This home has plenty of potential and is located in a great and growing neighborhood. It's conveniently located near highway 99 and all local amenities that includes El Paseo Marketplace, which is at walking distance. Please be safe when entering to view the property.

18. 2026-04-14
    listed $260,000 Active 347-char remark

    Show marketing remark (347 chars)

    House was recently in a fire and needs work to bring it back up to it's shine. This home has plenty of potential and is located in a great and growing neighborhood. It's conveniently located near highway 99 and all local amenities that includes El Paseo Marketplace, which is at walking distance. Please be safe when entering to view the property.

19. 2021-03-29
    price $215,000 289-char remark

    Show marketing remark (289 chars)

    Turn key rental. Currently rented at $1,300/mo with current lease until 3/31/2021. Well maintained and upgraded house. New flooring, counter tops, cabinets, and paint throughout. Located near the El Paseo Shopping Center. No sign located on the property. Please do not disturb the tenants.

20. 2021-03-18
    soldstatus $224,000 Sold 289-char remark

    Show marketing remark (289 chars)

    Turn key rental. Currently rented at $1,300/mo with current lease until 3/31/2021. Well maintained and upgraded house. New flooring, counter tops, cabinets, and paint throughout. Located near the El Paseo Shopping Center. No sign located on the property. Please do not disturb the tenants.

21. 2020-12-22
    status Backup 289-char remark

    Show marketing remark (289 chars)

    Turn key rental. Currently rented at $1,300/mo with current lease until 3/31/2021. Well maintained and upgraded house. New flooring, counter tops, cabinets, and paint throughout. Located near the El Paseo Shopping Center. No sign located on the property. Please do not disturb the tenants.

22. 2020-12-17
    price $224,000 289-char remark

    Show marketing remark (289 chars)

    Turn key rental. Currently rented at $1,300/mo with current lease until 3/31/2021. Well maintained and upgraded house. New flooring, counter tops, cabinets, and paint throughout. Located near the El Paseo Shopping Center. No sign located on the property. Please do not disturb the tenants.

23. 2020-09-04
    listed $215,000 Active 289-char remark

    Show marketing remark (289 chars)

    Turn key rental. Currently rented at $1,300/mo with current lease until 3/31/2021. Well maintained and upgraded house. New flooring, counter tops, cabinets, and paint throughout. Located near the El Paseo Shopping Center. No sign located on the property. Please do not disturb the tenants.

24. 2015-12-07
    historical Cancelled
25. 2015-12-04
    listed $92,900 Active
26. 2011-02-25
    soldstatus $47,000
27. 2011-01-31
    price $52,900
28. 2011-01-31
    historical
29. 2010-12-30
    listed $47,000
30. 2007-04-09
    price $199,500
31. 2007-03-29
    soldstatus $207,500
32. 2007-03-29
    soldstatus $207,500
33. 2007-01-27
    historical
34. 2007-01-18
    listed $207,500
35. 2005-07-26
    soldstatus $70,000

ⓘ 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: $3,424 · $285/mo
• Projected year-2 tax: $3,424 · $285/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,741
• − Mortgage interest: −$14,564
• − Property taxes: −$3,424
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$7,564
• Taxable loss: −$5,229
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $505/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: Central Unified
• NCES district ID: 0607970
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $58,363
• Composite: 26.08/100
• National rank: #7294
• State rank: #345 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): 86,110
• Household income: $80,285
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 3033.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 26% White 22% Asian 15% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 57% English-only · Spanish 28% Other Indo-European 8% Other Asian/Pacific 3%

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: ▼ -409.00%
• Current HPI: 364.934
• Rent YoY: ▲ 3.82%
• 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

+271.4% since first listed

20 events — show timeline

• 2026-05-18 Relisted — FRESNOMLS
• 2026-05-11 Pending — FRESNOMLS
• 2026-04-14 Listed $260,000 FRESNOMLS
• 2021-03-29 Price Changed $215,000 FRESNOMLS
• 2021-03-18 Sold (MLS) $224,000 FRESNOMLS
• 2020-12-22 Pending — FRESNOMLS
• 2020-12-17 Price Changed $224,000 FRESNOMLS
• 2020-09-04 Listed $215,000 FRESNOMLS
• 2015-12-07 Delisted — FRESNOMLS
• 2015-12-04 Listed $92,900 FRESNOMLS
• 2011-02-25 Sold (MLS) $47,000 FRESNOMLS
• 2011-01-31 Delisted — FRESNOMLS
• 2011-01-31 Price Changed $52,900 FRESNOMLS
• 2010-12-30 Listed $47,000 FRESNOMLS
• 2007-04-09 Price Changed $199,500 FRESNOMLS
• 2007-03-29 Sold (Public Records) $207,500 Public Records
• 2007-03-29 Sold (MLS) $207,500 FRESNOMLS
• 2007-01-27 Delisted — FRESNOMLS
• 2007-01-18 Listed $207,500 FRESNOMLS
• 2005-07-26 Sold (Public Records) $70,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $3,424 · +12.0% YoY. Source: county tax records.