1606 Barstow Ave · Clovis, CA 93611

$399,950

4 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 60 Days on market

Built 1975 8,759 sqft lot $263/sqft · at area comps Est $410k · at est. ↓ 13% since listing

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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).

• Cash flow +11.8/30.0
• ARV discount +8.6/15.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Your Forever Family Haven - where memories are made, laughter echoes through the halls, and your backyard becomes your private oasis. This charming 4-bedroom, 2-bath home offers 1,522 sq. ft. of inviting living space on an expansive 8,716 sq. ft. lot. From the moment you arrive, you'll appreciate the fully manicured front yard and added chain-link fencing for extra security and peace of mind.Step inside and feel the delightful vintage ambiance that takes you down memory lane. The thoughtfully designed layout welcomes you with the kitchen to the left, offering ample space for a cozy dining area. Tile flooring flows throughout the home, enhancing both style and functionality. The spacious living room features high ceilings and a warm fireplace the perfect setting for gatherings and quiet evenings alike. All bedrooms are generously sized, providing comfort for the whole family. The updated bathrooms showcase top-of-the-line finishes, while the spacious primary suite offers a walk-in closet and a private restroom designed for relaxation. And then the backyard. Prepare to be amazed by your oversized outdoor retreat featuring a stunning PebbleTec-finish pool ideal for summer fun and unforgettable celebrations. A two-car garage and RV parking add even more convenience and versatility. Lovingly owned by just one family throughout the years, this home is ready to begin its next chapter with you. Come take a peek we can't wait for you to discover the story this beautiful home has to tell!

Key facts

• Walk-in closet
• Updated bathrooms
• Tile flooring

Tags

• FULLY MANICURED FRONT YARD
• TILE FLOORING
• HIGH CEILINGS
• WARM FIREPLACE
• UPDATED BATHROOMS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (29.6% below list).
• Recommended offer: $282k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.0% in Clovis — 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 76/100 on livability (#92 in CA, #3,307 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A; Watch: amenities C-, health & safety D, cost of living F.
• Clovis Unified (suburban): math 58% / reading 72% proficiency, ranked #152 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.7%/yr); 106 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($111k/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 $12k 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 ($388k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $39k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $281,648 (29.6% 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 30% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (median comp): $410,051
• List price: $399,950
• Delta: -2.46%
• 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
1606 Barstow Ave	0.00mi	4/2.0	1,522 (0%)	0mo	$411,000	$270	100
1314 Ezie Ave	0.04mi	4/2.0	1,578 (+4%)	1mo	$420,001	$266	91
1721 Beverly Ave	0.22mi	4/2.0	1,522 (0%)	3mo	$465,000	$306	88
1091 Stanford Ave	0.09mi	3/2.0 (-1)	1,453 (-4%)	0mo	$433,000	$298	83
1334 Shirley Ave	0.21mi	4/2.2	1,565 (+3%)	3mo	$435,000	$278	82
1521 Stanford Ave	0.20mi	3/2.0 (-1)	1,520 (-0%)	3mo	$450,000	$296	82
1521 Stanford Ave	0.20mi	3/2.0 (-1)	1,520 (-0%)	3mo	$450,000	$296	82
1506 Robinwood Ave	0.20mi	3/1.8 (-1)	1,526 (+0%)	3mo	$455,000	$298	82
1622 Dennis Ave	0.14mi	3/2.0 (-1)	1,453 (-4%)	2mo	$448,000	$308	79
1718 Ash Ave	0.58mi	3/2.0 (-1)	1,446 (-5%)	2mo	$430,000	$297	58
2239 Sunnyside	0.69mi	3/2.0 (-1)	1,628 (+7%)	0mo	$440,000	$270	51
465 Bliss Ave	0.72mi	3/1.8 (-1)	1,615 (+6%)	1mo	$425,000	$263	50

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 · 4.68% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-67,385
• Equity at exit: $59,634

10-year hold

• IRR: -6.3%
• Equity multiple: 0.57×
• Total profit: $-48,279
• Equity at exit: $34,580

Cash invested: $111,986 (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 93611

• Rents YoY: 4.7%
• Active inventory: 106
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,816 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-113

Break-even live

Break-even rent $2,960

Max offer price $379,989

Occupancy floor 99%

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: $99,988
• Closing costs: $11,998
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1495 Purvis Ave Clovis, CA	3.0	2.0	1751	$2,795	$1.60	44d	1	0.17mi
1659 Bullard Ave Clovis, CA	5.0	2.0	1663	$2,550	$1.53	24d	1	0.51mi
955 Brookside Dr Clovis, CA	4.0	2.0	1221	$2,200	$1.80	24d	1	0.66mi
1757 Douglas Ave Clovis, CA	3.0	2.0	1506	$2,295	$1.52	24d	1	0.75mi
2519 Ezie Ave Clovis, CA	3.0	2.0	1428	$2,280	$1.60	44d	1	0.85mi
100 Fowler Ave Clovis, CA	1.0–3.0	1.0–2.0	870	$2,060	$2.37	2d	6	0.87mi
2534 Mustang Dr Clovis, CA	3.0	2.5	1512	$2,350	$1.55	3d	1	0.98mi
2926 Ezie Ave Clovis, CA	4.0	2.0	1528	$2,495	$1.63	24d	1	1.18mi
116 Malio Dr Clovis, CA	4.0	2.0	1910	$2,850	$1.49	12d	1	1.18mi
27 N Jasmine Ave Clovis, CA	3.0	2.0	1577	$2,150	$1.36	3d	1	1.31mi
1966 Richert Ave Clovis, CA	3.0	2.0	1978	$2,995	$1.51	44d	1	1.38mi
145 Rall Ave Clovis, CA	3.0	2.0	1200	$1,900	$1.58	16d	1	1.41mi
310 N Amedeo Ln Clovis, CA	2.0–3.0	2.0–3.0	1444	$3,098	$2.14	2d	9	1.43mi
373 N Amedeo Ln #373 Clovis, CA	3.0	3.0	1658	$4,000	$2.41	44d	1	1.47mi
2042 Boccioni Ln Clovis, CA	3.0	2.5	1472	$2,450	$1.66	44d	1	1.48mi
2669 Alamos Ave Clovis, CA	3.0	2.0	1323	$2,395	$1.81	24d	1	1.49mi
619 Century Ln Clovis, CA	4.0	4.0	2122	$2,850	$1.34	44d	1	1.50mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $399,950 Pending 60 DOM
2. 2026-06-05
   days on market $399,950 Pending Accepting Backups 59 DOM
3. 2026-06-03
   days on market $399,950 Pending Accepting Backups 58 DOM
4. 2026-06-02
   days on market $399,950 Pending Accepting Backups 57 DOM
5. 2026-06-01
   days on market $399,950 Pending Accepting Backups 56 DOM
6. 2026-05-31
   days on market $399,950 Pending Accepting Backups 55 DOM
7. 2026-05-14
   historical Pending Accepting Backups 1517-char remark

   Show marketing remark (1517 chars)

   Welcome to Your Forever Family Haven - where memories are made, laughter echoes through the halls, and your backyard becomes your private oasis. This charming 4-bedroom, 2-bath home offers 1,522 sq. ft. of inviting living space on an expansive 8,716 sq. ft. lot. From the moment you arrive, you'll appreciate the fully manicured front yard and added chain-link fencing for extra security and peace of mind.Step inside and feel the delightful vintage ambiance that takes you down memory lane. The thoughtfully designed layout welcomes you with the kitchen to the left, offering ample space for a cozy dining area. Tile flooring flows throughout the home, enhancing both style and functionality. The spacious living room features high ceilings and a warm fireplace the perfect setting for gatherings and quiet evenings alike. All bedrooms are generously sized, providing comfort for the whole family. The updated bathrooms showcase top-of-the-line finishes, while the spacious primary suite offers a walk-in closet and a private restroom designed for relaxation. And then the backyard. Prepare to be amazed by your oversized outdoor retreat featuring a stunning PebbleTec-finish pool ideal for summer fun and unforgettable celebrations. A two-car garage and RV parking add even more convenience and versatility. Lovingly owned by just one family throughout the years, this home is ready to begin its next chapter with you. Come take a peek we can't wait for you to discover the story this beautiful home has to tell!

8. 2026-05-03
   price $399,950

   Show marketing remark (1517 chars)

   Welcome to Your Forever Family Haven - where memories are made, laughter echoes through the halls, and your backyard becomes your private oasis. This charming 4-bedroom, 2-bath home offers 1,522 sq. ft. of inviting living space on an expansive 8,716 sq. ft. lot. From the moment you arrive, you'll appreciate the fully manicured front yard and added chain-link fencing for extra security and peace of mind.Step inside and feel the delightful vintage ambiance that takes you down memory lane. The thoughtfully designed layout welcomes you with the kitchen to the left, offering ample space for a cozy dining area. Tile flooring flows throughout the home, enhancing both style and functionality. The spacious living room features high ceilings and a warm fireplace the perfect setting for gatherings and quiet evenings alike. All bedrooms are generously sized, providing comfort for the whole family. The updated bathrooms showcase top-of-the-line finishes, while the spacious primary suite offers a walk-in closet and a private restroom designed for relaxation. And then the backyard. Prepare to be amazed by your oversized outdoor retreat featuring a stunning PebbleTec-finish pool ideal for summer fun and unforgettable celebrations. A two-car garage and RV parking add even more convenience and versatility. Lovingly owned by just one family throughout the years, this home is ready to begin its next chapter with you. Come take a peek we can't wait for you to discover the story this beautiful home has to tell!

9. 2026-05-03
   price $399,950 1517-char remark

   Show marketing remark (1517 chars)

   Welcome to Your Forever Family Haven - where memories are made, laughter echoes through the halls, and your backyard becomes your private oasis. This charming 4-bedroom, 2-bath home offers 1,522 sq. ft. of inviting living space on an expansive 8,716 sq. ft. lot. From the moment you arrive, you'll appreciate the fully manicured front yard and added chain-link fencing for extra security and peace of mind.Step inside and feel the delightful vintage ambiance that takes you down memory lane. The thoughtfully designed layout welcomes you with the kitchen to the left, offering ample space for a cozy dining area. Tile flooring flows throughout the home, enhancing both style and functionality. The spacious living room features high ceilings and a warm fireplace the perfect setting for gatherings and quiet evenings alike. All bedrooms are generously sized, providing comfort for the whole family. The updated bathrooms showcase top-of-the-line finishes, while the spacious primary suite offers a walk-in closet and a private restroom designed for relaxation. And then the backyard. Prepare to be amazed by your oversized outdoor retreat featuring a stunning PebbleTec-finish pool ideal for summer fun and unforgettable celebrations. A two-car garage and RV parking add even more convenience and versatility. Lovingly owned by just one family throughout the years, this home is ready to begin its next chapter with you. Come take a peek we can't wait for you to discover the story this beautiful home has to tell!

10. 2026-04-06
    listed $439,000 Active 1517-char remark

    Show marketing remark (1517 chars)

    Welcome to Your Forever Family Haven - where memories are made, laughter echoes through the halls, and your backyard becomes your private oasis. This charming 4-bedroom, 2-bath home offers 1,522 sq. ft. of inviting living space on an expansive 8,716 sq. ft. lot. From the moment you arrive, you'll appreciate the fully manicured front yard and added chain-link fencing for extra security and peace of mind.Step inside and feel the delightful vintage ambiance that takes you down memory lane. The thoughtfully designed layout welcomes you with the kitchen to the left, offering ample space for a cozy dining area. Tile flooring flows throughout the home, enhancing both style and functionality. The spacious living room features high ceilings and a warm fireplace the perfect setting for gatherings and quiet evenings alike. All bedrooms are generously sized, providing comfort for the whole family. The updated bathrooms showcase top-of-the-line finishes, while the spacious primary suite offers a walk-in closet and a private restroom designed for relaxation. And then the backyard. Prepare to be amazed by your oversized outdoor retreat featuring a stunning PebbleTec-finish pool ideal for summer fun and unforgettable celebrations. A two-car garage and RV parking add even more convenience and versatility. Lovingly owned by just one family throughout the years, this home is ready to begin its next chapter with you. Come take a peek we can't wait for you to discover the story this beautiful home has to tell!

11. 2026-04-02
    historical
12. 2026-03-29
    price $439,900
13. 2026-03-29
    price $439,900
14. 2026-03-12
    price $445,000
15. 2026-03-12
    price $445,000
16. 2026-03-12
    price $445,000
17. 2026-02-25
    price $459,900
18. 2026-02-24
    listed $359,900 Active
19. 2026-02-19
    listed $459,900 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: $888 · $74/mo
• Projected year-2 tax: $3,040 · $253/mo
• Expected delta: +$2,152/yr (+$179/mo · 242.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 57 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,798
• − Mortgage interest: −$22,403
• − Property taxes: −$888
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − Depreciation: −$11,635
• Taxable loss: −$8,536
• Est. tax savings @ 24.0%: +$2,049
• After-tax cash flow: $693/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: Clovis Unified
• NCES district ID: 0609030
• Math proficiency: 58% ▲ 1.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $71,950
• Composite: 58.7/100
• National rank: #2003
• State rank: #152 of 1400 in CA

Livability — Clovis

• Score: 76/100
• State rank: #92
• US rank: #3307

Category grades

Amenities C- Commute A+ Cost of living F Crime B- Employment A Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, CA
• County: Fresno County · 834,801 people
• City population: 139,989
• Metro: Fresno, CA
• Population (ZIP): 46,624
• Household income: $110,982
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1346.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 31% Two or more races 16% Asian 11% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Asian/Pacific 4% Other Indo-European 2%

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: ▼ -266.93%
• Current HPI: 348.0499
• Rent YoY: ▲ 4.68%
• 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

-13.0% since first listed

13 events — show timeline

• 2026-05-14 Contingent — FRESNOMLS
• 2026-05-03 Price Changed $399,950 TCMLS
• 2026-05-03 Price Changed $399,950 FRESNOMLS
• 2026-04-06 Listed $439,000 FRESNOMLS
• 2026-04-02 Listing Removed — CRMLS
• 2026-03-29 Price Changed $439,900 CRMLS
• 2026-03-29 Price Changed $439,900 FRESNOMLS
• 2026-03-12 Price Changed $445,000 CRMLS
• 2026-03-12 Price Changed $445,000 FRESNOMLS
• 2026-03-12 Price Changed $445,000 TCMLS
• 2026-02-25 Price Changed $459,900 CRMLS
• 2026-02-24 Listed $359,900 CRMLS
• 2026-02-19 Listed $459,900 FRESNOMLS

Property tax history

+2.1%/yr

Latest (2025): $888 · +2.1% YoY. Source: county tax records.