3927 E Verrue Ave · Fresno, CA 93702

$149,000

2 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 17 Days on market

Built 1923 4,534 sqft lot Est $248k · 40% 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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity for first time home buyers or investors! This 2/1 home awaits some tender loving care. Don't miss your chance today!

Key facts

• 4,534 sq ft lot
• Built 1923
• Listed 17 days

Property features AI

Exterior

• Utilities: Electric service is off; Public sewer; Public utilities available
• Home design: Single-family residence
• Construction: Stucco exterior; Composition roof; Wood subfloor foundation; No residential solar
• Exterior features: One-level home; Urban lot setting; Lot dimensions approximately 54 x 84

Interior

• Flooring: Hardwood
• Bathrooms: 1 bathroom
• Heating & cooling: No cooling system listed
• Interior features: Hardwood flooring; Laundry inside the home
• Laundry & utility: Washer/dryer area inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $52 ($619/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.2% below list).
• Recommended offer: $138k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Jackson Elementary (357 students, 96% FRL); Tehipite Middle (481 students, 98% FRL); Roosevelt High (math 14% / reading 41%, grade F, #780 of 1,170 statewide, top 67%, 2,228 students, 92% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 67 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $4k 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 17 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $138,312 (7.2% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $248,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N 9th St	0.03mi	2/1.0	1,000 (-5%)	1mo	$162,500	$163	89
3829 E Iowa Ave	0.12mi	2/1.0	1,004 (-4%)	2mo	$230,000	$229	85
3935 E Balch Ave	0.32mi	2/1.0	1,092 (+4%)	1mo	$309,950	$284	78
4151 E Platt Ave	0.21mi	3/2.0 (+1)	1,080 (+3%)	4mo	$190,000	$176	73
4151 E Platt Ave	0.21mi	3/2.0 (+1)	1,080 (+3%)	4mo	$190,000	$176	73
3844 E Balch	0.36mi	3/1.8 (+1)	1,068 (+2%)	2mo	$320,000	$300	71
3539 E Mckenzie Ave	0.45mi	2/1.0	1,008 (-4%)	5mo	$238,000	$236	68
4332 E Ball Ave	0.40mi	2/1.0	957 (-9%)	0mo	$210,000	$219	66
4170 E Grant Ave	0.42mi	3/1.0 (+1)	1,086 (+3%)	6mo	$270,000	$249	65
4104 E Madison Ave	0.45mi	3/2.0 (+1)	1,088 (+4%)	1mo	$299,900	$276	63
3348 E Mckenzie Ave	0.58mi	2/2.0	1,005 (-4%)	2mo	$265,000	$264	60
3710 E Alta Ave	0.74mi	3/1.0 (+1)	962 (-8%)	1mo	$200,000	$208	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-24,883
• Equity at exit: $22,216

10-year hold

• IRR: -16.5%
• Equity multiple: 0.21×
• Total profit: $-32,987
• Equity at exit: $12,883

Cash invested: $41,720 (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 93702

• Rents YoY: -0.9%
• Active inventory: 67
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$781
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $52

Break-even live

Break-even rent $1,318

Max offer price $149,000

Occupancy floor 91%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3655 E Lowe Ave Apt 103 Fresno, CA	3.0	2.0	850	$1,500	$1.76	21d	1	0.79mi
3033 E Platt Ave Fresno, CA	2.0	1.0	975	$1,016	$1.04	1d	1	0.82mi
3568 E Lowe Ave Fresno, CA	2.0	1.0	946	$1,600	$1.69	14d	1	0.85mi
4530 E Thomas Ave Apt 202 Fresno, CA	2.0	1.0	950	$1,250	$1.32	43d	1	0.89mi
2995 E Nevada Ave Apt D Fresno, CA	2.0	1.0	850	$1,150	$1.35	43d	1	0.91mi
429 S Backer Ave Unit 204 Fresno, CA	3.0	1.5	952	$1,750	$1.84	15d	1	0.92mi
293 S Callisch Ave Unit 224-110F Fresno, CA	1.0	1.0	780	$1,095	$1.40	11d	1	0.93mi
3154 E Montecito Ave Fresno, CA	2.0	1.0	1240	$1,800	$1.45	23d	1	0.95mi
3254 E Olive Ave Apt D Fresno, CA	2.0	1.0	750	$1,300	$1.73	21d	1	1.17mi
2881 Huntington Blvd #101 Fresno, CA	1.0	1.0	860	$1,295	$1.51	11d	1	1.22mi
4710 E Harvey Ave Fresno, CA	3.0	1.0	1372	$1,675	$1.22	21d	1	1.27mi
4860 E Lane Ave Fresno, CA	1.0–2.0	1.0	740	$1,495	$2.02	23d	2	1.48mi
4860 E Lane Ave Fresno, CA	2.0	1.0	914	$1,495	$1.64	2d	1	1.48mi

Listing history 20 events

1. 2026-06-05
   statusdays on market $149,000 Pending 17 DOM
2. 2026-06-03
   days on market $149,000 Pending Accepting Backups 16 DOM
3. 2026-06-02
   days on market $149,000 Pending Accepting Backups 15 DOM
4. 2026-06-02
   status $149,000 Pending Accepting Backups 14 DOM
5. 2026-06-01
   days on market $149,000 Active 14 DOM
6. 2026-05-31
   days on market $149,000 Active 13 DOM
7. 2026-05-18
   listed $149,000 Active
8. 2024-10-22
   price $181,100 131-char remark

   Show marketing remark (128 chars)

   Opportunity for first time home buyers or investors! This 2/1 home awaits some tender loving care. Don't miss your chance today!

9. 2024-10-22
   price $181,100 128-char remark

   Show marketing remark (128 chars)

   Opportunity for first time home buyers or investors! This 2/1 home awaits some tender loving care. Don't miss your chance today!

10. 2024-10-22
    soldstatus $181,100 Closed 131-char remark

    Show marketing remark (128 chars)

    Opportunity for first time home buyers or investors! This 2/1 home awaits some tender loving care. Don't miss your chance today!

11. 2024-10-22
    soldstatus $181,100 Closed 128-char remark

    Show marketing remark (128 chars)

    Opportunity for first time home buyers or investors! This 2/1 home awaits some tender loving care. Don't miss your chance today!

12. 2024-06-21
    listed $199,950 Active 131-char remark

    Show marketing remark (128 chars)

    Opportunity for first time home buyers or investors! This 2/1 home awaits some tender loving care. Don't miss your chance today!

13. 2024-06-21
    listed $199,950 Active 128-char remark

    Show marketing remark (128 chars)

    Opportunity for first time home buyers or investors! This 2/1 home awaits some tender loving care. Don't miss your chance today!

14. 2020-10-26
    price $160,000
15. 2020-10-08
    listed $176,080 Active
16. 2001-04-06
    soldstatus $52,500
17. 2001-04-06
    soldstatus $52,500
18. 2001-01-21
    historical
19. 2001-01-11
    listed $52,500
20. 1975-04-22
    soldstatus $15,000

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 4/10 Moderate FEMA zone X (shaded) · 22% 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 40 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,597
• − Mortgage interest: −$8,346
• − Property taxes: −$2,371
• − Insurance: −$745
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,335
• Taxable loss: −$1,855
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,065/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 — 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): 43,875
• Household income: $47,229
• Rent vs Own: 64.4% rent · 35.6% own
• Severe rent burden: 2958.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 26% Asian 10% White 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 27% · Canada
• Languages at home: 35% English-only · Spanish 54% Other Asian/Pacific 9%

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: ▼ -255.81%
• Current HPI: 467.2799
• Rent YoY: ▼ -0.94%
• 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

+893.3% since first listed

14 events — show timeline

• 2026-05-18 Listed $149,000 FRESNOMLS
• 2024-10-22 Price Changed $181,100 TCMLS
• 2024-10-22 Price Changed $181,100 FRESNOMLS
• 2024-10-22 Sold (MLS) $181,100 FRESNOMLS
• 2024-10-22 Sold (MLS) $181,100 TCMLS
• 2024-06-21 Listed $199,950 TCMLS
• 2024-06-21 Listed $199,950 FRESNOMLS
• 2020-10-26 Price Changed $160,000 FRESNOMLS
• 2020-10-08 Listed $176,080 FRESNOMLS
• 2001-04-06 Sold (Public Records) $52,500 Public Records
• 2001-04-06 Sold (MLS) $52,500 FRESNOMLS
• 2001-01-21 Delisted — FRESNOMLS
• 2001-01-11 Listed $52,500 FRESNOMLS
• 1975-04-22 Sold (Public Records) $15,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,371 · +17.9% YoY. Source: county tax records.