4175 E Washington Ave · Fresno, CA 93702

$195,000

4 bd · 1.0 ba · 1,688 sqft · SingleFamily public records · 1 Days on market

Built 1924 6,499 sqft lot Est $363k · 46% under

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Why this score? — see what drove the B- 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.9/10.0
• 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

large fixer, some dual pane windows. wrought iron fence, would make a good rental property. sold AS IS NO REPAIRS, condition may limit financing,

Key facts

• 6,499 sq ft lot
• Built 1924

Property features AI

Exterior

• Parking: Open parking; RV access/parking
• Utilities: Electric: On; Public sewer; Public utilities
• Home design: Single family residence; Two stories; Roof faces composition
• Construction: Stucco exterior; Wood subfloor foundation; Composition roof; Built with masonry fireplace
• Exterior features: Urban lot setting; Lot dimensions approximately 50 x 130

Interior

• Kitchen: Range/oven (full size)
• Bedrooms: Two-level home layout
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 bathrooms (tub/shower and separate shower)
• Heating & cooling: Floor or wall heating unit; Evaporative cooling; Wall/window cooling unit(s)
• Interior features: Isolated bedroom; Isolated bathroom; Masonry fireplace
• Laundry & utility: Inside laundry in utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.4% 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: Rowell Elementary (594 students, 98% FRL); Yosemite Middle (674 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 96% FRL vs 77% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 67 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $2,117/mo this rent would consume 54% of the median local household income ($47k/yr) (locally 2958% 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 $1k of loan paydown is wiped out by about $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 1924 — 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 $195,000

Questions for the listing agent

1. Built in 1924 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $362,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4127 E Grant Ave	0.08mi	3/1.8 (-1)	1,551 (-8%)	1mo	$335,000	$216	74
4437 E Thomas Ave	0.42mi	4/2.0	1,602 (-5%)	2mo	$345,000	$215	66
4136 E Madison Ave	0.11mi	4/2.8	1,468 (-13%)	1mo	$305,000	$208	66
4546 E Iowa Ave	0.49mi	4/1.8	1,587 (-6%)	3mo	$347,000	$219	61
4429 E Thomas Ave	0.42mi	4/2.0	1,471 (-13%)	3mo	$330,000	$224	52
4662 E Illinois Ave	0.72mi	3/1.8 (-1)	1,732 (+3%)	3mo	$312,000	$180	51
4005 E Platt Ave	0.42mi	3/1.5 (-1)	1,817 (+8%)	14mo	$320,000	$176	49
4182 E Iowa Ave	0.28mi	3/1.0 (-1)	1,446 (-14%)	12mo	$270,000	$187	48
4182 E Iowa Ave	0.28mi	3/1.0 (-1)	1,446 (-14%)	12mo	$270,000	$187	48
4016 E Kerckhoff Ave	0.54mi	4/2.0	1,574 (-7%)	15mo	$381,900	$243	47
3606 E Platt Ave	0.67mi	3/1.0 (-1)	1,561 (-8%)	16mo	$325,000	$208	38
4212 E Clay Ave	0.59mi	3/2.0 (-1)	1,506 (-11%)	13mo	$329,998	$219	34

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,331
• Equity at exit: $29,075

10-year hold

• IRR: 3.7%
• Equity multiple: 1.24×
• Total profit: $12,967
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $511

Break-even live

Break-even rent $1,470

Max offer price $195,000

Occupancy floor 71%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4710 E Harvey Ave Fresno, CA	3.0	1.0	1372	$1,675	$1.22	21d	1	0.90mi
3024 E Illinois Ave Fresno, CA	5.0	2.0	2000	$2,500	$1.25	24d	1	1.09mi
508 S Dearing Ave Apt 101 Fresno, CA	4.0	2.0	1375	$2,250	$1.64	44d	1	1.14mi
2890 Huntington Blvd #121 Fresno, CA	3.0	2.5	1623	$2,200	$1.36	44d	1	1.44mi
841 N Fine Ave Fresno, CA	3.0	2.0	1478	$2,500	$1.69	44d	1	1.47mi

Listing history 2 events

1. 2026-06-19
   remarks 425-char remark
2. 2026-06-19
   listed $195,000 Active 1 DOM

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$795/yr (+$66/mo · 115.6%)

ⓘ 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 (shaded) · 18% 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: $25,401
• − Mortgage interest: −$10,923
• − Property taxes: −$687
• − Insurance: −$975
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$5,673
• Taxable income: $3,079
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $5,395/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

+1850.0% since first listed

14 events — show timeline

• 2026-06-18 Listed $195,000 FRESNOMLS
• 2026-03-24 Sold (Public Records) $6,600,000 Public Records
• 2010-09-07 Sold (MLS) $40,000 FRESNOMLS
• 2010-08-13 Delisted — FRESNOMLS
• 2010-08-13 Price Changed $50,000 FRESNOMLS
• 2010-07-09 Listed $40,000 FRESNOMLS
• 2001-05-23 Sold (Public Records) $68,500 Public Records
• 2001-05-23 Sold (MLS) $68,500 FRESNOMLS
• 2001-01-04 Price Changed $67,500 FRESNOMLS
• 2001-01-04 Listed $68,500 FRESNOMLS
• 1999-07-22 Sold (MLS) $10,000 FRESNOMLS
• 1999-06-14 Delisted — FRESNOMLS
• 1999-06-14 Price Changed $20,000 FRESNOMLS
• 1999-05-17 Listed $10,000 FRESNOMLS

Property tax history

+2.3%/yr

Latest (2025): $687 · +3.8% YoY. Source: county tax records.