571 W Ashlan Ave · Clovis, CA 93612

$889,950

10 bd · 6.0 ba · 4,783 sqft · MultiFamily public records · 5 Days on market

Built 1978 8,158 sqft lot $186/sqft · at area comps Est $870k · at est.

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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 +21.6/30.0
• DSCR +6.9/10.0
• ARV discount +6.5/15.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 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 (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great opportunity to own a well-located 5-unit property in Clovis, CA, offering a versatile unit mix and tenant amenities. The front unit features a spacious 2-bedroom, 2-bathroom layout complete with a fireplace and in-unit laundry, providing a true owner's unit'' feel. The side units offer 2-bedroom, 1-bathroom townhouse-style layouts, while the rear units consist of 2-bedroom, 1-bathroom apartments positioned above the carports.Units have been upgraded in recent years with tile flooring in the kitchens and bathrooms, granite counter tops, fridges, stoves and dishwashers. Property is in compliance with recent Ca balcony law. Rents can be increased.This complex is ideally situated near shopping, dining, schools, and convenient freeway access, making it highly attractive for tenants and supporting long-term occupancy.Whether you're looking to expand your portfolio or secure a well-positioned asset in a desirable Clovis location, this property presents a solid opportunity.Please do not disturb tenants or walk the grounds. Contact your agent for additional details and submit offers subject to interior inspection.

Key facts

• In unit laundry
• Tile flooring
• Versatile unit mix

Tags

• VERSATILE UNIT MIX
• TENANT AMENITIES
• SPACIOUS LAYOUT
• IN UNIT LAUNDRY
• UPGRADED UNITS
• TILE FLOORING

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.2-bath units multifamily listed at $890k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $269/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $865k (2.8% below list).
• Recommended offer: $865k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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.
• 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 (+2.6%/yr); 85 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $8,647/mo this rent would consume 156% of the median local household income ($67k/yr) (locally 2487% 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 $6k of loan paydown is wiped out by about $27k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $345k; list at $890k implies a 158% gain — meaningful room to come down on a strong offer.

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 $864,700 (2.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — 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. 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 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: 0.97% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $870,000
• List price: $889,950
• Delta: 3.44%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 W Ashlan	0.05mi	10/—	4,783 (0%)	2mo	$870,000	$182	96
531 W Ashlan	0.06mi	10/—	4,783 (0%)	2mo	$870,000	$182	96
521 W Ashlan	0.07mi	10/6.0	4,783 (0%)	2mo	$870,000	$182	95

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 · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-61,929
• Equity at exit: $132,694

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $42,797
• Equity at exit: $76,947

Cash invested: $249,186 (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 93612

• Rents YoY: 2.6%
• Active inventory: 85
• Price-to-rent: 42.9×

Monthly cashflow live

• Estimated rent: $8,647 high
• Mortgage (P&I): −$4,667
• Tax from tax record: −$449 /mo · $5,393/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,816
• Net cashflow: $1,344

Break-even live

Break-even rent $6,946

Max offer price $889,950

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1.2	$8,645
Total (5 units)			$8,647

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: $222,488
• Closing costs: $26,698
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $889,950 Active 5 DOM
2. 2026-06-17
   days on market $889,950 Active 4 DOM
3. 2026-06-16
   days on market $889,950 Active 3 DOM
4. 2026-06-15
   pricedays on marketlisting id $889,950 Active 2 DOM
5. 2026-06-08
   days on market $899,950 Active 51 DOM
6. 2026-06-07
   days on market $899,950 Active 50 DOM
7. 2026-06-05
   days on market $899,950 Active 47 DOM
8. 2026-06-03
   days on market $899,950 Active 46 DOM
9. 2026-06-02
   days on market $899,950 Active 45 DOM
10. 2026-06-01
    days on market $899,950 Active 44 DOM
11. 2026-05-31
    days on market $899,950 Active 43 DOM
12. 2026-04-18
    listed $899,950 Active 1128-char remark

    Show marketing remark (1128 chars)

    Great opportunity to own a well-located 5-unit property in Clovis, CA, offering a versatile unit mix and tenant amenities. The front unit features a spacious 2-bedroom, 2-bathroom layout complete with a fireplace and in-unit laundry, providing a true owner's unit'' feel. The side units offer 2-bedroom, 1-bathroom townhouse-style layouts, while the rear units consist of 2-bedroom, 1-bathroom apartments positioned above the carports.Units have been upgraded in recent years with tile flooring in the kitchens and bathrooms, granite counter tops, fridges, stoves and dishwashers. Property is in compliance with recent Ca balcony law. Rents can be increased.This complex is ideally situated near shopping, dining, schools, and convenient freeway access, making it highly attractive for tenants and supporting long-term occupancy.Whether you're looking to expand your portfolio or secure a well-positioned asset in a desirable Clovis location, this property presents a solid opportunity.Please do not disturb tenants or walk the grounds. Contact your agent for additional details and submit offers subject to interior inspection.

13. 2013-08-16
    soldstatus $345,000 385-char remark

    Show marketing remark (385 chars)

    5-plex in convenient Clovis location nears schools, shopping and bus lines. Upgrades include granite countertops in all kitchens; tile floors in kitchens and most baths; refrigerators, stoves, and dishwashers. Front unit is 2BR, 2BA with fireplace & inside laundry. Side units are 2BR, 1BA townhouses ground floor. Rear units are 2BR, 1BA above carports. Strong rental history.

14. 2013-08-16
    soldstatus $345,000

    Show marketing remark (385 chars)

    5-plex in convenient Clovis location nears schools, shopping and bus lines. Upgrades include granite countertops in all kitchens; tile floors in kitchens and most baths; refrigerators, stoves, and dishwashers. Front unit is 2BR, 2BA with fireplace & inside laundry. Side units are 2BR, 1BA townhouses ground floor. Rear units are 2BR, 1BA above carports. Strong rental history.

15. 2013-08-02
    historical 385-char remark

    Show marketing remark (385 chars)

    5-plex in convenient Clovis location nears schools, shopping and bus lines. Upgrades include granite countertops in all kitchens; tile floors in kitchens and most baths; refrigerators, stoves, and dishwashers. Front unit is 2BR, 2BA with fireplace & inside laundry. Side units are 2BR, 1BA townhouses ground floor. Rear units are 2BR, 1BA above carports. Strong rental history.

16. 2013-08-02
    price $350,000 385-char remark

    Show marketing remark (385 chars)

    5-plex in convenient Clovis location nears schools, shopping and bus lines. Upgrades include granite countertops in all kitchens; tile floors in kitchens and most baths; refrigerators, stoves, and dishwashers. Front unit is 2BR, 2BA with fireplace & inside laundry. Side units are 2BR, 1BA townhouses ground floor. Rear units are 2BR, 1BA above carports. Strong rental history.

17. 2013-07-26
    listed $345,000 385-char remark

    Show marketing remark (385 chars)

    5-plex in convenient Clovis location nears schools, shopping and bus lines. Upgrades include granite countertops in all kitchens; tile floors in kitchens and most baths; refrigerators, stoves, and dishwashers. Front unit is 2BR, 2BA with fireplace & inside laundry. Side units are 2BR, 1BA townhouses ground floor. Rear units are 2BR, 1BA above carports. Strong rental history.

18. 2006-03-30
    soldstatus $530,000
19. 2006-03-30
    soldstatus $530,000
20. 2006-03-06
    price $549,500
21. 2006-03-06
    historical
22. 2006-01-21
    listed $530,000
23. 2000-04-28
    soldstatus $133,000
24. 2000-02-22
    price $139,500
25. 2000-02-22
    historical
26. 2000-02-14
    listed $133,000

ⓘ 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: $5,393 · $449/mo
• Projected year-2 tax: $6,764 · $564/mo
• Expected delta: +$1,370/yr (+$114/mo · 25.4%)

ⓘ 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 57 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $103,764
• − Mortgage interest: −$49,851
• − Property taxes: −$5,393
• − Insurance: −$4,450
• − Repairs & maintenance: −$8,301
• − Management: −$8,301
• − Depreciation: −$25,889
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $15,748/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 — 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): 37,755
• Household income: $66,683
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 2487.0

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: Hispanic / Latino 41% White 41% Two or more races 18% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 18% Other Asian/Pacific 4% Tagalog/Filipino 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: ▼ -352.97%
• Current HPI: 357.6089
• Rent YoY: ▲ 2.65%
• 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

+576.7% since first listed

15 events — show timeline

• 2026-04-18 Listed $899,950 FRESNOMLS
• 2013-08-16 Sold (Public Records) $345,000 Public Records
• 2013-08-16 Sold (MLS) $345,000 FRESNOMLS
• 2013-08-02 Price Changed $350,000 FRESNOMLS
• 2013-08-02 Delisted — FRESNOMLS
• 2013-07-26 Listed $345,000 FRESNOMLS
• 2006-03-30 Sold (Public Records) $530,000 Public Records
• 2006-03-30 Sold (MLS) $530,000 FRESNOMLS
• 2006-03-06 Delisted — FRESNOMLS
• 2006-03-06 Price Changed $549,500 FRESNOMLS
• 2006-01-21 Listed $530,000 FRESNOMLS
• 2000-04-28 Sold (MLS) $133,000 FRESNOMLS
• 2000-02-22 Delisted — FRESNOMLS
• 2000-02-22 Price Changed $139,500 FRESNOMLS
• 2000-02-14 Listed $133,000 FRESNOMLS

Property tax history

+2.3%/yr

Latest (2025): $5,393 · +4.0% YoY. Source: county tax records.