4316 E Olive Ave Unit A-E · Fresno, CA 93702

$640,000

25 bd · 25.0 ba · 2,200 sqft · MultiFamily · 32 Days on market

Built 1963 Fair condition 7,740 sqft lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• 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

Central Fresno 5-Plex Investment OpportunityExcellent 5-unit multifamily property located in Central Fresno featuring five 1-bedroom, 1-bath units. This well-maintained income property offers strong cash flow with all units currently rented. Four of the five units are occupied by Section 8 tenants, providing reliable rental income. Rental IncomeUnit A: $1,116/monthUnit B: $1,232/monthUnit C: $1,157/monthUnit D: $1,182/monthUnit E: $1,315/monthTotal Gross Monthly Rent: $6,052Total Annual Gross Rent: $72,624Property HighlightsFive 1-bedroom, 1-bath units100% occupiedStrong cash flow investment opportunityFive covered carportsConvenient Central Fresno locationClose to grocery stores, gas stati

Key facts

• Strong cash flow
• 100 percent occupied
• 7,740 sq ft lot

Tags

• 5 UNIT MULTIFAMILY PROPERTY
• STRONG CASH FLOW
• 100 PERCENT OCCUPIED
• FIVE COVERED CARPORTS
• CLOSE TO GROCERY STORES
• CLOSE TO GAS STATIONS

Property features AI

Exterior

• Parking: Carport (has carport)
• Utilities: Electric service connected; Public sewer; Public utilities and natural gas connected
• Home design: Multi-family property; Rolled/Hot Mop roof
• Construction: Stucco construction; Concrete perimeter foundation; Built using public records as source for living area
• Exterior features: One-level property; Urban setting

Interior

• Bathrooms: Five bathrooms
• Heating & cooling: Floor or wall heat; Evaporative cooling; Wall/Window air conditioning units
• Interior features: Evaporative cooling and wall/window units; Floor or wall heating; No fireplace

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $640k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative. Per door: $-28/mo.
• To cash-flow at today's rent, offer at most $620k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $542k (15.3% below list).
• Recommended offer: $542k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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+, schools D.
• 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 soft (-0.9%/yr); 67 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $5,421/mo this rent would consume 138% 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 $4k of loan paydown is wiped out by about $19k 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 32 days — a 3% lower offer ($621k) is reasonable based on typical stale-listing flexibility.

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 $542,100 (15.3% 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 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
6. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-128,449
• Equity at exit: $95,426

10-year hold

• IRR: -23.9%
• Equity multiple: -0.03×
• Total profit: $-184,422
• Equity at exit: $55,336

Cash invested: $179,200 (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: 49.2×

Monthly cashflow live

• Estimated rent: $5,421 medium
• Mortgage (P&I): −$3,356
• Tax est. 1.5%: −$800 /mo · $9,600/yr
• Insurance: −$267
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,138
• Net cashflow: $-140

Break-even live

Break-even rent $5,599

Max offer price $619,697

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$5,420
Total (5 units)			$5,421

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: $160,000
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $640,000 Active 32 DOM
2. 2026-06-17
   days on market $640,000 Active 31 DOM
3. 2026-06-16
   days on market $640,000 Active 30 DOM
4. 2026-06-15
   days on market $640,000 Active 29 DOM
5. 2026-06-13
   days on market $640,000 Active 27 DOM
6. 2026-06-10
   days on market $640,000 Active 24 DOM
7. 2026-06-09
   days on market $640,000 Active 23 DOM
8. 2026-06-08
   days on market $640,000 Active 22 DOM
9. 2026-06-07
   days on market $640,000 Active 21 DOM
10. 2026-06-05
    days on market $640,000 Active 18 DOM
11. 2026-06-03
    days on market $640,000 Active 17 DOM
12. 2026-06-02
    days on market $640,000 Active 16 DOM
13. 2026-06-01
    days on market $640,000 Active 15 DOM
14. 2026-05-31
    days on market $640,000 Active 14 DOM
15. 2026-05-17
    listed $675,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 48 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,052
• − Mortgage interest: −$35,850
• − Property taxes: −$9,600
• − Insurance: −$3,200
• − Repairs & maintenance: −$5,204
• − Management: −$5,204
• − Depreciation: −$18,618
• Taxable loss: −$12,624
• Est. tax savings @ 24.0%: +$3,030
• After-tax cash flow: $1,346/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 5-unit multifamily property requires moderate rehabilitation, focusing on fencing and landscaping improvements to enhance curb appeal and security, while also addressing HVAC maintenance for rental stability.

Repairs flagged

• Major fencing — Needs replacement to improve security and curb appeal
• Major landscaping — Overgrown yard needs trimming and planting

Value-add opportunities

• Both landscaping and fencing improvements — Improves curb appeal and security
• Rental HVAC maintenance — Ensures reliable heating and cooling for tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
fencing · Needs replacement to improve security and curb appeal	Major	$15,000–50,000
landscaping · Overgrown yard needs trimming and planting	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and fencing improvements — Improves curb appeal and security ↑
• Rental HVAC maintenance — Ensures reliable heating and cooling for tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-17 Listed $675,000 FRESNOMLS