369 N Poplar Ave · Fresno, CA 93701

$210,000

2 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 16 Days on market

Built 1924 7,750 sqft lot Est $304k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Everything is in place for this 3 bedroom 1 bath home to become the classic that it once was. Open floor plan, hardwood floors, formal dining, in-door laundry, double gate parking on the side. Move-in now, or put a little work in and make this jewel shine. Please note, tax records indicate 2 bedrooms 1 bath buyer to verify.

Key facts

• 7,750 sq ft lot
• Garage
• Built 1924

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Single-family residence
• Construction: Wood subfloor foundation
• Exterior features: One-level home; Urban lot setting; Composition roof; Wood siding exterior; No solar

Interior

• Bathrooms: 1 bathroom
• Heating & cooling: Central heat and air
• Interior features: Central heating and cooling; Laundry located inside
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $63 ($758/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 $166k (20.9% below list).
• Recommended offer: $166k (20.9% 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: Lowell Elementary (339 students, 97% 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 96% FRL vs 77% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $166,056 (20.9% below list)

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: 0.79% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $304,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Poplar	0.31mi	3/2.0 (+1)	1,173 (+1%)	10mo	$325,000	$277	67
2119 N Cobbler Dr	0.34mi	3/2.5 (+1)	1,227 (+6%)	2mo	$390,300	$318	62
385 N San Pablo Ave	0.07mi	3/1.8 (+1)	1,299 (+12%)	10mo	$250,000	$192	60
704 N Roosevelt Ave	0.57mi	2/1.0	1,254 (+8%)	0mo	$271,000	$216	60
1234 N Del Mar Ave	0.72mi	3/1.0 (+1)	1,188 (+2%)	2mo	$315,000	$265	56
930 N Roosevelt Ave	0.67mi	2/1.0	1,202 (+3%)	8mo	$329,000	$274	56
604 N Poplar Ave	0.24mi	3/1.5 (+1)	989 (-15%)	9mo	$287,900	$291	49
750 E Elizabeth St	0.57mi	3/1.0 (+1)	1,240 (+7%)	10mo	$315,000	$254	49
1019 N San Pablo Ave	0.54mi	3/2.0 (+1)	1,296 (+12%)	2mo	$340,000	$262	45
1485 E Englewood Ave	0.46mi	2/1.0	990 (-15%)	13mo	$257,000	$260	43
1425 E Patterson Ave	0.57mi	2/2.0	1,323 (+14%)	10mo	$235,000	$178	38
1425 E Patterson Ave	0.57mi	2/2.0	1,323 (+14%)	10mo	$235,000	$178	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $118,295
• Equity at exit: $189,185

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $344,999
• Equity at exit: $407,984

Cash invested: $58,800 (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 93701

• Home prices YoY: 6.4%
• Active inventory: 41
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $63

Break-even live

Break-even rent $1,581

Max offer price $210,000

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 N Van Ness Ave #105 Fresno, CA	3.0	2.5	1416	$2,200	$1.55	43d	1	0.13mi
330 N Van Ness Ave #112 Fresno, CA	3.0	2.5	1416	$2,095	$1.48	43d	1	0.13mi
330 N Van Ness Ave #101 Fresno, CA	3.0	2.5	1416	$1,995	$1.41	23d	1	0.14mi
109 N Glenn Ave Fresno, CA	2.0	1.5	1100	$1,050	$0.95	1d	1	0.29mi
1759 Fulton St Fresno, CA	2.0	1.0–2.5	882	$1,900	$2.15	1d	1	0.49mi
960 N Van Ness Ave Fresno, CA	3.0	1.0	900	$1,350	$1.50	43d	1	0.49mi
2056 E White Ave Apt B Fresno, CA	2.0	1.0	1050	$1,250	$1.19	43d	1	0.61mi
1404 E Olive Ave Fresno, CA	1.0	1.0	824	$1,395	$1.69	43d	1	0.66mi
1230 N College Ave Unit 1232 Fresno, CA	2.0	1.0	950	$1,500	$1.58	11d	1	0.72mi
1321 N Calaveras St Fresno, CA	3.0	2.0	1300	$2,200	$1.69	3d	1	0.85mi
517 E Olive Ave Unit 517 Fresno, CA	1.0	1.0	728	$1,250	$1.72	3d	1	0.85mi
915 N Harrison Ave Fresno, CA	3.0	2.0	1198	$1,800	$1.50	43d	1	0.95mi
1060 Fulton St Fresno, CA	1.0	1.0	1200	$2,400	$2.00	16d	1	0.95mi
1042 N Harrison Ave Unit A Fresno, CA	3.0	1.0	1152	$1,750	$1.52	23d	1	1.00mi
2355 E Olive Ave Fresno, CA	3.0	2.0	1265	$2,250	$1.78	23d	1	1.01mi
1348 N Wilson Ave Fresno, CA	3.0	2.0	1350	$2,325	$1.72	23d	1	1.03mi
2881 Huntington Blvd #101 Fresno, CA	1.0	1.0	860	$1,295	$1.51	11d	1	1.08mi
1532 N Calaveras St Fresno, CA	2.0	2.0	848	$1,800	$2.12	21d	1	1.10mi
1249 N Harrison Ave Fresno, CA	3.0	1.0	1200	$1,750	$1.46	43d	1	1.11mi
1540 B St Unit 206 Fresno, CA	2.0	2.0	1000	$1,500	$1.50	43d	1	1.13mi
1540 B St Unit Advertising Unit Fresno, CA	2.0	2.0	1000	$1,650	$1.65	43d	1	1.13mi
9 E Olive Ave Fresno, CA	2.0	1.0	1000	$1,800	$1.80	3d	1	1.15mi
2995 E Nevada Ave Apt D Fresno, CA	2.0	1.0	850	$1,150	$1.35	43d	1	1.17mi
814 E McKinley Ave Fresno, CA	1.0	1.0	833	$1,675	$2.01	43d	1	1.18mi
812 E McKinley Ave Fresno, CA	1.0	1.0	883	$1,675	$1.90	16d	1	1.19mi
119 E Amador St Apt 103 Fresno, CA	2.0	1.0	800	$1,395	$1.74	16d	1	1.20mi
293 S Callisch Ave Unit 224-110F Fresno, CA	1.0	1.0	780	$1,095	$1.40	11d	1	1.24mi
803 E Peralta Way Unit Main house Fresno, CA	2.0	2.0	1000	$2,500	$2.50	23d	1	1.28mi
3033 E Platt Ave Fresno, CA	2.0	1.0	975	$1,016	$1.04	1d	1	1.30mi
137 W Amador St Fresno, CA	3.0	1.0	1264	$1,600	$1.27	3d	1	1.36mi
927 S Thorne Ave Fresno, CA	2.0	1.0	700	$1,280	$1.83	3d	1	1.39mi
937 S Thorne Ave Fresno, CA	2.0	1.0	700	$1,280	$1.83	23d	1	1.39mi
610 W Hammond Ave Unit 614 Fresno, CA	2.0	1.0	750	$1,295	$1.73	1d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 16 DOM
2. 2026-06-17
   days on market $210,000 Active 15 DOM
3. 2026-06-16
   days on market $210,000 Active 14 DOM
4. 2026-06-15
   days on market $210,000 Active 13 DOM
5. 2026-06-13
   statusdays on marketlisting id $210,000 Active 11 DOM
6. 2026-06-07
   statusdays on market $210,000 Pending 8 DOM
7. 2026-06-05
   days on marketlisting id $210,000 Active 7 DOM
8. 2026-06-02
   days on marketlisting id $210,000 Active 1 DOM
9. 2026-06-01
   days on market $210,000 Active 4 DOM
10. 2026-05-31
    days on market $210,000 Active 3 DOM
11. 2026-05-28
    listed $210,000 Active
12. 2026-03-24
    soldstatus $6,600,000
13. 2009-10-21
    soldstatus $41,500 325-char remark

    Show marketing remark (325 chars)

    Everything is in place for this 3 bedroom 1 bath home to become the classic that it once was. Open floor plan, hardwood floors, formal dining, in-door laundry, double gate parking on the side. Move-in now, or put a little work in and make this jewel shine. Please note, tax records indicate 2 bedrooms 1 bath buyer to verify.

14. 2009-10-02
    price $45,900 325-char remark

    Show marketing remark (325 chars)

    Everything is in place for this 3 bedroom 1 bath home to become the classic that it once was. Open floor plan, hardwood floors, formal dining, in-door laundry, double gate parking on the side. Move-in now, or put a little work in and make this jewel shine. Please note, tax records indicate 2 bedrooms 1 bath buyer to verify.

15. 2009-10-02
    historical 325-char remark

    Show marketing remark (325 chars)

    Everything is in place for this 3 bedroom 1 bath home to become the classic that it once was. Open floor plan, hardwood floors, formal dining, in-door laundry, double gate parking on the side. Move-in now, or put a little work in and make this jewel shine. Please note, tax records indicate 2 bedrooms 1 bath buyer to verify.

16. 2009-08-10
    listed $41,500 325-char remark

    Show marketing remark (325 chars)

    Everything is in place for this 3 bedroom 1 bath home to become the classic that it once was. Open floor plan, hardwood floors, formal dining, in-door laundry, double gate parking on the side. Move-in now, or put a little work in and make this jewel shine. Please note, tax records indicate 2 bedrooms 1 bath buyer to verify.

17. 2004-08-02
    price $139,950 262-char remark

    Show marketing remark (262 chars)

    South Tower beauty! 3 bedroom, 1 1/4 bath, water closet (toilet only) off kitchen. Open design with high ceilings, living room, large kitchen and eating area. Inside laundry hook-ups. Updated bath and kitchen, new paint inside and out, newer carpet and flooring.

18. 2004-07-30
    soldstatus $143,000 262-char remark

    Show marketing remark (262 chars)

    South Tower beauty! 3 bedroom, 1 1/4 bath, water closet (toilet only) off kitchen. Open design with high ceilings, living room, large kitchen and eating area. Inside laundry hook-ups. Updated bath and kitchen, new paint inside and out, newer carpet and flooring.

19. 2004-07-30
    soldstatus $143,000

    Show marketing remark (262 chars)

    South Tower beauty! 3 bedroom, 1 1/4 bath, water closet (toilet only) off kitchen. Open design with high ceilings, living room, large kitchen and eating area. Inside laundry hook-ups. Updated bath and kitchen, new paint inside and out, newer carpet and flooring.

20. 2004-06-18
    historical 262-char remark

    Show marketing remark (262 chars)

    South Tower beauty! 3 bedroom, 1 1/4 bath, water closet (toilet only) off kitchen. Open design with high ceilings, living room, large kitchen and eating area. Inside laundry hook-ups. Updated bath and kitchen, new paint inside and out, newer carpet and flooring.

21. 2004-06-14
    listed $143,000 262-char remark

    Show marketing remark (262 chars)

    South Tower beauty! 3 bedroom, 1 1/4 bath, water closet (toilet only) off kitchen. Open design with high ceilings, living room, large kitchen and eating area. Inside laundry hook-ups. Updated bath and kitchen, new paint inside and out, newer carpet and flooring.

22. 2003-10-08
    soldstatus $206,000
23. 2002-06-11
    soldstatus $38,500
24. 1993-09-16
    soldstatus $20,000

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$877/yr (+$73/mo · 122.0%)

ⓘ 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) · 9% 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: $19,927
• − Mortgage interest: −$11,763
• − Property taxes: −$719
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$6,109
• Taxable loss: −$2,903
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,455/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): 9,808
• Household income: $32,768
• Rent vs Own: 85.6% rent · 14.4% own
• Severe rent burden: 1072.0

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 (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 23% White 10% Black 6% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Scotch-Irish 1% Italian 1%
• Foreign-born: 32% · Canada
• Languages at home: 33% English-only · Spanish 61% Other Asian/Pacific 3%

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: ▲ 27.24%
• Current HPI: 452.1844
• Rent YoY: —
• 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

+950.0% since first listed

14 events — show timeline

• 2026-05-28 Listed $210,000 FRESNOMLS
• 2026-03-24 Sold (Public Records) $6,600,000 Public Records
• 2009-10-21 Sold (MLS) $41,500 FRESNOMLS
• 2009-10-02 Delisted — FRESNOMLS
• 2009-10-02 Price Changed $45,900 FRESNOMLS
• 2009-08-10 Listed $41,500 FRESNOMLS
• 2004-08-02 Price Changed $139,950 FRESNOMLS
• 2004-07-30 Sold (Public Records) $143,000 Public Records
• 2004-07-30 Sold (MLS) $143,000 FRESNOMLS
• 2004-06-18 Delisted — FRESNOMLS
• 2004-06-14 Listed $143,000 FRESNOMLS
• 2003-10-08 Sold (Public Records) $206,000 Public Records
• 2002-06-11 Sold (Public Records) $38,500 Public Records
• 1993-09-16 Sold (Public Records) $20,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $719 · +3.8% YoY. Source: county tax records.