3295 N Vaughan Ave · Fresno, CA 93723

$453,950

5 bd · 3.0 ba · 2,261 sqft · SingleFamily · 22 Days on market

Built 2026 Good condition $201/sqft · at area comps Est $478k · at est.

---

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 +9.7/15.0
• Cash flow +7.5/30.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

On the first floor of this new two-story home is a spacious open-concept floorplan that blends the kitchen, living and dining areas, with a convenient bedroom and full bathroom located near the foyer. On the second floor, three additional bedrooms and a luxurious owner's suite surround a versatile and inviting loft area, perfect for shared living and recreation.

Key facts

• Full bathroom
• Versatile loft area
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• KITCHEN LIVING DINING AREAS
• FULL BATHROOM
• LUXURIOUS OWNER'S SUITE
• VERSATILE LOFT AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $454k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (28.0% below list).
• Recommended offer: $327k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: Harvest Elementary (math 24% / reading 75%, grade D+, #387 of 1,571 statewide, top 26%, 972 students, 75% 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 81% FRL vs 58% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 29% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Central Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 321 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 30% of the median local income ($129k/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 $3k of loan paydown is wiped out by about $14k 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 22 days — a 2% lower offer ($447k) is reasonable based on typical stale-listing flexibility.

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 $326,827 (28.0% 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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $477,500
• List price: $453,950
• Delta: -4.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5871 W Fedora Ave	0.30mi	5/3.8	2,242 (-1%)	11mo	$455,000	$203	72
6080 W Lansing Way #77	0.24mi	4/3.0 (-1)	2,126 (-6%)	6mo	$463,990	$218	69
6155 W Lansing Way	0.21mi	4/3.0 (-1)	2,126 (-6%)	8mo	$459,990	$216	69
6091 W Lansing Way	0.21mi	4/3.0 (-1)	2,126 (-6%)	8mo	$492,000	$231	69
6119 W Flint Way Lot 63	0.25mi	4/3.5 (-1)	2,454 (+8%)	4mo	$480,000	$196	64
6072 W Lansing Way	0.24mi	4/3.5 (-1)	2,454 (+8%)	7mo	$510,000	$208	62
3637 N Mccaffrey Ave	0.66mi	5/3.5	2,428 (+7%)	4mo	$460,000	$189	52
5813 W Ramona Way	0.39mi	4/2.8 (-1)	2,407 (+6%)	18mo	$455,000	$189	50
5566 W Farrin Ave	0.72mi	5/3.5	2,442 (+8%)	9mo	$475,000	$195	44
6361 W Austin Way Lot 56	0.73mi	4/2.5 (-1)	1,924 (-15%)	1mo	$415,000	$216	33
6381 W Austin Way (lot 54)	0.73mi	4/2.5 (-1)	1,924 (-15%)	6mo	$449,990	$234	29
5536 W Garland Ave	0.65mi	4/2.0 (-1)	1,968 (-13%)	13mo	$439,000	$223	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.14×
• Total profit: $-108,872
• Equity at exit: $67,685

10-year hold

• IRR: -21.3%
• Equity multiple: -0.10×
• Total profit: $-140,137
• Equity at exit: $39,249

Cash invested: $127,106 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 91 active · 15 under contract
• Months of supply: 39.0 mo (3%/mo absorbed)
• Median asking: $496,490 ($228/sqft)
• Median days on market: 61 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -7.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93723

• Home prices YoY: -19.4%
• Active inventory: 321
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,268 high
• Mortgage (P&I): −$2,381
• Tax est. 1.5%: −$567 /mo · $6,809/yr
• Insurance: −$189
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $-555

Break-even live

Break-even rent $3,971

Max offer price $373,610

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-398	+0% $-555	+5% $-712	+10% $-869
Rent	-10% $-813	-5% $-684	+0% $-555	+5% $-426	+10% $-297
Rate	-1.0pp $-327	-0.5pp $-440	base $-555	+0.5pp $-673	+1.0pp $-793

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: $113,488
• Closing costs: $13,618
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3396 N Vaughan Ave Fresno, CA	5.0	3.5	2623	$3,000	$1.14	78d	1	0.13mi
3323 N Contessa Ave Fresno, CA	4.0	2.0	1755	$2,910	$1.66	65d	1	0.24mi
5531 W Flint Way Fresno, CA	5.0	3.5	2369	$3,000	$1.27	62d	1	0.72mi
5408 W Garland Ave Fresno, CA	5.0	3.0	2083	$3,200	$1.54	9d	1	0.80mi
5883 W Austin Way Fresno, CA	4.0	3.0	2103	$3,000	$1.43	119d	1	0.86mi
3706 N State St Fresno, CA	6.0	3.0	2725	$3,500	$1.28	139d	1	0.98mi
7174 W Ashcroft Ave Fresno, CA	4.0	3.5	2355	$3,500	$1.49	0d	1	1.04mi
6314 W Donner Ave Fresno, CA	4.0	3.0	1843	$2,600	$1.41	0d	1	1.17mi
6130 W Norwich Ave Unit 6130 Fresno, CA	4.0	3.0	1894	$2,900	$1.53	106d	1	1.21mi
5460 W Ashcroft Ave Fresno, CA	5.0	2.5	2410	$2,895	$1.20	119d	1	1.31mi

Listing history 2 events

1. 2026-05-12
   price $455,550 364-char remark
2. 2026-05-05
   listed $450,850 Active 364-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,219
• − Mortgage interest: −$25,428
• − Property taxes: −$6,809
• − Insurance: −$2,270
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − Depreciation: −$13,206
• Taxable loss: −$14,769
• Est. tax savings @ 24.0%: +$3,545
• After-tax cash flow: $-3,118/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.

Condition & rehab AI · 13 photos

Good 80/100 None rehab

This well-maintained, move-in-ready home features a spacious open-concept floorplan with modern finishes and a good condition score. Potential buyers and tenants will appreciate the home's curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can enhance the overall aesthetic and value of the home. ↑

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Roosevelt Elementary Middle Glacier Point Middle C CA #98/498 Nat'l #3,558/14,009 High Justin Garza High

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

C Composite livability gradescore 62/100

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 · 1,042,971 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 14,726
• Household income: $128,725
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 2% of renters

---

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 0.69)
• Race & ethnicity: Hispanic / Latino 46% White 24% Two or more races 21% Asian 20% Black 6%
• Hispanic origin (detail): Mexican 42% Puerto Rican 1%
• Common ancestry: Italian 2% Iranian 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 62% English-only · Spanish 21% Other Indo-European 10% Other Asian/Pacific 4%

---

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: ▼ -82.00%
• Current HPI: 341.348
• Rent YoY: —
• 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