611 E Kearney Blvd · Fresno, CA 93706

$200,000

11 bd · 2.0 ba · 3,103 sqft · SingleFamily · 25 Days on market

Built 1940 0.39 ac lot ↓ 50% since listing

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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).

• Cash flow +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Previously a board and care facility, currently operating as a Room & Board Facility. Each bed rents for $650 per month (as per current operator). Probate sale, as-is. Do not disturb tenants!

Key facts

• 0.39 acre lot
• Built 1940
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 11-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Columbia Elementary (543 students, 98% FRL); Edison High (math 35% / reading 67%, grade D+, #319 of 1,170 statewide, top 28%, 2,466 students, 81% FRL).
• Zoned-school proficiency averages 51% at this address vs 32% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Fresno Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 81 active listings in the ZIP; lower-income renter base — watch delinquency; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $2,333/mo this rent would consume 68% of the median local household income ($41k/yr) (locally 2589% 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

• It's been on market 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 1940 — 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,025
• Equity at exit: $29,821

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $35,300
• Equity at exit: $17,292

Cash invested: $56,000 (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 93706

• Home prices YoY: -28.5%
• Active inventory: 81
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,333 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $461

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 75%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-13
   status Pending
2. 2026-03-19
   listed $200,000 Active
3. 2022-05-13
   soldstatus $305,000 Sold 195-char remark

   Show marketing remark (195 chars)

   Previously a board and care facility, currently operating as a Room & Board Facility. Each bed rents for $650 per month (as per current operator). Probate sale, as-is. Do not disturb tenants!

4. 2022-03-02
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Previously a board and care facility, currently operating as a Room & Board Facility. Each bed rents for $650 per month (as per current operator). Probate sale, as-is. Do not disturb tenants!

5. 2022-01-31
   listed $224,900 Active 195-char remark

   Show marketing remark (195 chars)

   Previously a board and care facility, currently operating as a Room & Board Facility. Each bed rents for $650 per month (as per current operator). Probate sale, as-is. Do not disturb tenants!

6. 2020-02-28
   historical Temporary Hold
7. 2020-02-26
   status Active
8. 2020-01-17
   status Backup
9. 2020-01-13
   listed $325,000 Active
10. 2019-10-16
    price $325,000
11. 2019-02-08
    status Backup
12. 2019-02-07
    historical Cancelled
13. 2018-11-06
    price $375,000
14. 2018-09-21
    listed $399,000 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $27,994
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$5,818
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $4,931/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): 40,638
• Household income: $40,930
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2589.0

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: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 22% Black 12% White 12% Asian 8% Native American 2%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Russian 1%
• Foreign-born: 22% · Canada, China
• Languages at home: 43% English-only · Spanish 51% Other Asian/Pacific 5% Chinese 1%

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: ▼ -158.53%
• Current HPI: 397.904
• 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

-49.9% since first listed

14 events — show timeline

• 2026-04-13 Pending — FRESNOMLS
• 2026-03-19 Listed $200,000 FRESNOMLS
• 2022-05-13 Sold (MLS) $305,000 FRESNOMLS
• 2022-03-02 Pending — FRESNOMLS
• 2022-01-31 Listed $224,900 FRESNOMLS
• 2020-02-28 Delisted — FRESNOMLS
• 2020-02-26 Relisted — FRESNOMLS
• 2020-01-17 Pending — FRESNOMLS
• 2020-01-13 Listed $325,000 FRESNOMLS
• 2019-10-16 Price Changed $325,000 FRESNOMLS
• 2019-02-08 Pending — FRESNOMLS
• 2019-02-07 Delisted — FRESNOMLS
• 2018-11-06 Price Changed $375,000 FRESNOMLS
• 2018-09-21 Listed $399,000 FRESNOMLS