5869 E Mono St · Fresno, CA 93727

$419,000

4 bd · 3.0 ba · 2,743 sqft · SingleFamily public records · 91 Days on market

Built 2008 8,637 sqft lot $153/sqft · 19% below area Est $517k · 19% under ↓ 2% 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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-bedroom, 2.5-bath home with standout curb appeal and thoughtful upgrades throughout. From the moment you arrive, you'll appreciate the manicured landscaping and inviting exterior. Inside, the home offers a bright, open layout ideal for both everyday living and entertaining.The spacious kitchen features bold blue cabinetry, granite countertops, ample storage, stainless steel appliances, and a large center island that opens seamlessly to the living areasperfect for gatherings. Multiple living and dining spaces provide flexibility for entertaining, relaxing, or working from home.The primary suite offers comfort and privacy, while three additional bedrooms provide plenty of space for family, guests, or a home office. With 2.5 bathrooms, recessed lighting, and a functional floor plan, this home balances style and convenience.Located in the award-winning Clovis Unified School District and conveniently close to shopping, dining, and grocery stores, this move-in ready home is a must-see.

Key facts

• Bright open layout
• Spacious kitchen
• Bold blue cabinetry

Tags

• MANICURED LANDSCAPING
• BRIGHT OPEN LAYOUT
• SPACIOUS KITCHEN
• BOLD BLUE CABINETRY
• GRANITE COUNTERTOPS
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (28.6% below list).
• Recommended offer: $299k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in Fresno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Fancher Creek Elementary (692 students, 79% FRL); Reyburn Intermediate (1,643 students, 58% FRL); Clovis East High (2,768 students, 56% FRL) — zoned schools average 64% FRL vs 32% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 329 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 41% of the median local income ($87k/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 $13k 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 91 days — a 9% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,270 (28.6% 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 91 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $517,133
• List price: $419,000
• Delta: -18.98%
• 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
5865 E Beck Ave	0.17mi	4/3.0	2,338 (-15%)	3mo	$485,000	$207	65
918 S Sunnyside Ave	0.24mi	4/3.0	2,403 (-12%)	9mo	$515,000	$214	61
5958 E Laurel Ave	0.26mi	5/3.0 (+1)	3,010 (+10%)	11mo	$580,000	$193	58
6035 E Lyell Ave	0.61mi	3/4.0 (-1)	2,615 (-5%)	2mo	$495,000	$189	53
431 S Fowler Ave	0.59mi	4/3.0	2,959 (+8%)	11mo	$730,000	$247	50
5821 E Rancho Dr	0.52mi	3/2.5 (-1)	2,514 (-8%)	6mo	$699,999	$278	50
5916 E Fillmore Ave	0.33mi	4/2.5	2,407 (-12%)	16mo	$495,000	$206	48
5856 E Park Circle Dr	0.35mi	4/2.5	2,345 (-14%)	15mo	$545,000	$232	45
5943 E Midwick Ln	0.45mi	4/3.5	3,108 (+13%)	16mo	$650,000	$209	41
325 N Laverne Ave	0.63mi	5/3.0 (+1)	2,348 (-14%)	12mo	$575,000	$245	32
5646 E Park Circle Dr	0.73mi	5/3.0 (+1)	3,118 (+14%)	9mo	$685,000	$220	31
6258 E Lowe Ave	0.67mi	3/2.0 (-1)	2,333 (-15%)	12mo	$445,000	$191	24

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-102,386
• Equity at exit: $62,474

10-year hold

• IRR: -22.5%
• Equity multiple: -0.14×
• Total profit: $-133,851
• Equity at exit: $36,227

Cash invested: $117,320 (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 93727

• Rents YoY: 3.0%
• Active inventory: 329
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,993 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$532 /mo · $6,388/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-540

Break-even live

Break-even rent $3,676

Max offer price $323,615

Occupancy floor —

Sensitivity live

Price	-10% $-303	-5% $-421	+0% $-540	+5% $-659	+10% $-777
Rent	-10% $-776	-5% $-658	+0% $-540	+5% $-422	+10% $-304
Rate	-1.0pp $-329	-0.5pp $-433	base $-540	+0.5pp $-649	+1.0pp $-759

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5853 E Voorman Ave Fresno, CA	4.0	3.0	1792	$2,475	$1.38	13d	1	0.46mi
814 S Bliss Ave Fresno, CA	4.0	2.0	1881	$2,550	$1.36	4d	1	0.93mi
6673 E El Monte Way Fresno, CA	5.0	2.0	1855	$2,759	$1.49	4d	1	1.02mi
5817 E Truman Ave Fresno, CA	4.0	2.5	3128	$3,500	$1.12	4d	1	1.34mi

Listing history 12 events

1. 2026-05-05
   status Pending 996-char remark

   Show marketing remark (996 chars)

   4-bedroom, 2.5-bath home with standout curb appeal and thoughtful upgrades throughout. From the moment you arrive, you'll appreciate the manicured landscaping and inviting exterior. Inside, the home offers a bright, open layout ideal for both everyday living and entertaining.The spacious kitchen features bold blue cabinetry, granite countertops, ample storage, stainless steel appliances, and a large center island that opens seamlessly to the living areasperfect for gatherings. Multiple living and dining spaces provide flexibility for entertaining, relaxing, or working from home.The primary suite offers comfort and privacy, while three additional bedrooms provide plenty of space for family, guests, or a home office. With 2.5 bathrooms, recessed lighting, and a functional floor plan, this home balances style and convenience.Located in the award-winning Clovis Unified School District and conveniently close to shopping, dining, and grocery stores, this move-in ready home is a must-see.

2. 2026-03-13
   status Active 996-char remark

   Show marketing remark (996 chars)

   4-bedroom, 2.5-bath home with standout curb appeal and thoughtful upgrades throughout. From the moment you arrive, you'll appreciate the manicured landscaping and inviting exterior. Inside, the home offers a bright, open layout ideal for both everyday living and entertaining.The spacious kitchen features bold blue cabinetry, granite countertops, ample storage, stainless steel appliances, and a large center island that opens seamlessly to the living areasperfect for gatherings. Multiple living and dining spaces provide flexibility for entertaining, relaxing, or working from home.The primary suite offers comfort and privacy, while three additional bedrooms provide plenty of space for family, guests, or a home office. With 2.5 bathrooms, recessed lighting, and a functional floor plan, this home balances style and convenience.Located in the award-winning Clovis Unified School District and conveniently close to shopping, dining, and grocery stores, this move-in ready home is a must-see.

3. 2026-02-06
   status Active 996-char remark

   Show marketing remark (996 chars)

   4-bedroom, 2.5-bath home with standout curb appeal and thoughtful upgrades throughout. From the moment you arrive, you'll appreciate the manicured landscaping and inviting exterior. Inside, the home offers a bright, open layout ideal for both everyday living and entertaining.The spacious kitchen features bold blue cabinetry, granite countertops, ample storage, stainless steel appliances, and a large center island that opens seamlessly to the living areasperfect for gatherings. Multiple living and dining spaces provide flexibility for entertaining, relaxing, or working from home.The primary suite offers comfort and privacy, while three additional bedrooms provide plenty of space for family, guests, or a home office. With 2.5 bathrooms, recessed lighting, and a functional floor plan, this home balances style and convenience.Located in the award-winning Clovis Unified School District and conveniently close to shopping, dining, and grocery stores, this move-in ready home is a must-see.

4. 2026-01-27
   listed $419,000 Active 996-char remark

   Show marketing remark (996 chars)

   4-bedroom, 2.5-bath home with standout curb appeal and thoughtful upgrades throughout. From the moment you arrive, you'll appreciate the manicured landscaping and inviting exterior. Inside, the home offers a bright, open layout ideal for both everyday living and entertaining.The spacious kitchen features bold blue cabinetry, granite countertops, ample storage, stainless steel appliances, and a large center island that opens seamlessly to the living areasperfect for gatherings. Multiple living and dining spaces provide flexibility for entertaining, relaxing, or working from home.The primary suite offers comfort and privacy, while three additional bedrooms provide plenty of space for family, guests, or a home office. With 2.5 bathrooms, recessed lighting, and a functional floor plan, this home balances style and convenience.Located in the award-winning Clovis Unified School District and conveniently close to shopping, dining, and grocery stores, this move-in ready home is a must-see.

5. 2019-06-28
   price $399,950 314-char remark

   Show marketing remark (314 chars)

   Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

6. 2019-06-27
   soldstatus $400,000 Sold 314-char remark

   Show marketing remark (314 chars)

   Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

7. 2019-06-27
   soldstatus $400,000

   Show marketing remark (314 chars)

   Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

8. 2019-05-15
   status Pending 314-char remark

   Show marketing remark (314 chars)

   Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

9. 2019-05-15
   price $400,000 314-char remark

   Show marketing remark (314 chars)

   Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

10. 2019-05-09
    price $399,950 314-char remark

    Show marketing remark (314 chars)

    Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

11. 2019-04-26
    price $415,000 314-char remark

    Show marketing remark (314 chars)

    Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

12. 2019-04-11
    listed $427,950 Active 314-char remark

    Show marketing remark (314 chars)

    Unique opportunity to own an extremely well cared for 2008 build in the Clovis Unified School District. This 4 bedroom and 2.5 bathroom home is well laid out and super sharp. The original owners have maintained this home to an unmatched degree and is sure to impress from the moment you drive up. Compare today!

ⓘ 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: $6,388 · $532/mo
• Projected year-2 tax: $6,388 · $532/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 42 unhealthy d/yr today · 48 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,912
• − Mortgage interest: −$23,471
• − Property taxes: −$6,388
• − Insurance: −$2,095
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$12,189
• Taxable loss: −$13,976
• Est. tax savings @ 24.0%: +$3,354
• After-tax cash flow: $-3,125/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 — 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): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

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 46% Asian 27% Two or more races 22% White 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 1% Slovak 1% Portuguese 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 25% Other Asian/Pacific 13% Other Indo-European 6%

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: ▼ -317.54%
• Current HPI: 379.1959
• Rent YoY: ▲ 2.95%
• 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

-2.1% since first listed

12 events — show timeline

• 2026-05-05 Pending — FRESNOMLS
• 2026-03-13 Relisted — FRESNOMLS
• 2026-02-06 Relisted — FRESNOMLS
• 2026-01-27 Listed $419,000 FRESNOMLS
• 2019-06-28 Price Changed $399,950 FRESNOMLS
• 2019-06-27 Sold (Public Records) $400,000 Public Records
• 2019-06-27 Sold (MLS) $400,000 FRESNOMLS
• 2019-05-15 Pending — FRESNOMLS
• 2019-05-15 Price Changed $400,000 FRESNOMLS
• 2019-05-09 Price Changed $399,950 FRESNOMLS
• 2019-04-26 Price Changed $415,000 FRESNOMLS
• 2019-04-11 Listed $427,950 FRESNOMLS

Property tax history

+4.1%/yr

Latest (2025): $6,388 · +7.5% YoY. Source: county tax records.