4372 N Cornelia Ave · Fresno, CA 93722

$295,000

3 bd · 2.0 ba · 1,155 sqft · SingleFamily public records · 3 Days on market

Built 1984 3,798 sqft lot Est $345k · 15% 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 +14.1/15.0
• Cash flow +12.9/30.0
• DSCR +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 2-bath residence. From the moment you enter, you'll appreciate the bright, open-concept layout enhanced by stylish tile flooring and newer dual-pane windows that flood the home with natural light while improving energy efficiency. The thoughtfully designed living spaces offer both functionality and warmth, creating an inviting atmosphere for relaxing and entertaining alike. Spacious bedrooms provide comfort and versatility. Step outside to discover a blank-canvas backyard ready for your personal vision. Whether you dream of creating a lush garden retreat, outdoor kitchen, play area, or entertainment space, the possibilities are endless. The covered patio offers th

Key facts

• Dual-pane windows
• Covered patio
• Tile flooring

Tags

• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• DUAL-PANE WINDOWS
• BLANK-CANVAS BACKYARD
• COVERED PATIO

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Condominium; Entry level: One
• Construction: Stucco construction; Composition roof; Concrete foundation; No solar panels
• Exterior features: One-story; Urban lot setting; Lot dimensions approximately 38 x 100

Interior

• Bathrooms: 1.75 bathrooms
• Heating & cooling: Central heating and cooling
• Interior features: Interior laundry
• Laundry & utility: Washer/dryer area inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-22 ($-267/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (25.5% below list).
• Recommended offer: $220k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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.
• Zoned schools: John Steinbeck Elementary (683 students, 86% FRL); Glacier Point Middle (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 873 students, 86% FRL); Central East High (math 20% / reading 41%, grade F, #710 of 1,170 statewide, top 61%, 2,061 students, 82% FRL) — zoned schools average 85% FRL vs 58% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 194 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 33% 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 $9k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $295k implies a 392% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,663 (25.5% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $345,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4324 N Cornelia Ave	0.05mi	3/1.8	1,154 (-0%)	2mo	$325,000	$282	95
4472 N Cornelia Ave	0.11mi	3/1.8	1,154 (-0%)	1mo	$330,000	$286	93
4188 N Cornelia Ave	0.18mi	3/1.8	1,154 (-0%)	1mo	$295,000	$256	90
3806 N Cleo	0.56mi	3/2.0	1,204 (+4%)	1mo	$380,000	$316	66
5044 W Willis Ave	0.22mi	3/1.8	1,291 (+12%)	5mo	$328,500	$254	65
3864 N Forestiere Ave	0.51mi	3/1.8	1,204 (+4%)	5mo	$359,900	$299	64
5311 W Griffith Way	0.69mi	3/1.8	1,131 (-2%)	1mo	$343,075	$303	63
4091 N Katy Ave	0.39mi	3/2.0	1,284 (+11%)	1mo	$370,000	$288	63
5310 W Sussex Way	0.62mi	3/2.0	1,204 (+4%)	2mo	$374,900	$311	62
5551 W Acacia Ave	0.67mi	3/2.0	1,221 (+6%)	3mo	$380,000	$311	57
5593 W Norwich Ave	0.64mi	3/2.0	1,049 (-9%)	4mo	$325,000	$310	52
5473 W Santa Ana Ave	0.62mi	2/2.0 (-1)	1,000 (-13%)	2mo	$290,000	$290	42

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-47,534
• Equity at exit: $43,985

10-year hold

• IRR: -6.7%
• Equity multiple: 0.56×
• Total profit: $-36,162
• Equity at exit: $25,506

Cash invested: $82,600 (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 93722

• Rents YoY: 3.8%
• Active inventory: 194
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-22

Break-even live

Break-even rent $2,225

Max offer price $291,065

Occupancy floor 96%

Sensitivity live

Price	-10% $145	-5% $61	+0% $-22	+5% $-106	+10% $-189
Rent	-10% $-196	-5% $-109	+0% $-22	+5% $64	+10% $151
Rate	-1.0pp $126	-0.5pp $53	base $-22	+0.5pp $-99	+1.0pp $-176

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6338 N Cecelia Ave Fresno, CA	2.0	2.0	1130	$2,050	$1.81	3d	1	0.39mi
5473 W Santa Ana Ave Fresno, CA	2.0	2.0	1000	$1,300	$1.30	21d	1	0.63mi
5595 W Holland Ave Fresno, CA	3.0	2.0	1254	$2,150	$1.71	45d	1	0.66mi
5661 W Donner Ave Fresno, CA	4.0	2.0	1497	$2,600	$1.74	17d	1	0.71mi
4781 N Polk Ave Unit 135 Fresno, CA	2.0	1.5	1034	$1,400	$1.35	25d	1	0.72mi
5068 W Mission Ave Fresno, CA	3.0	1.0	1350	$1,800	$1.33	45d	1	0.72mi
3572 N Blythe Ave Fresno, CA	3.0	2.0	1026	$2,095	$2.04	3d	6	0.85mi
5860 W Santa Ana Ave Fresno, CA	2.0–3.0	2.5	1123	$2,395	$2.13	3d	2	0.94mi
5860 W Santa Ana Ave Fresno, CA	3.0	2.0	1180	$2,495	$2.11	45d	1	0.94mi
5860 W Santa Ana Ave Unit 102 Fresno, CA	3.0	2.5	1180	$2,495	$2.11	45d	1	1.04mi
5323 W Garland Ave Fresno, CA	3.0	2.0	1270	$3,200	$2.52	25d	1	1.08mi
4290 W San Jose Ave Fresno, CA	2.0–3.0	2.0	1012	$2,100	$2.08	3d	1	1.10mi
4359 W Avalon Ave Fresno, CA	3.0	2.0	1200	$1,995	$1.66	17d	1	1.29mi
5451 N Gates Ave Fresno, CA	2.0	2.0	1026	$1,975	$1.92	3d	1	1.33mi
3581 N Parkway Dr Fresno, CA	1.0–2.0	1.0	642	$1,595	$2.48	3d	10	1.34mi
5350 N Brawley Ave Fresno, CA	1.0–2.0	1.0	756	$1,530	$2.02	5d	8	1.44mi
5066-5098 N Marty Ave Fresno, CA	2.0	1.0–2.0	961	$1,750	$1.82	21d	1	1.44mi

Listing history 3 events

1. 2026-06-21
   days on market $295,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $295,000 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: $1,052 · $88/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$1,190/yr (+$99/mo · 113.1%)

ⓘ 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 5/10 Major
• 🌡 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 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,360
• − Mortgage interest: −$16,525
• − Property taxes: −$1,052
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$8,582
• Taxable loss: −$5,492
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $1,051/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

+508.2% since first listed

3 events — show timeline

• 2026-06-17 Listed $295,000 FRESNOMLS
• 1994-12-22 Sold (Public Records) $60,000 Public Records
• 1989-02-28 Sold (Public Records) $48,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,052 · -0.3% YoY. Source: county tax records.