3346 W Kruger Ave · Riverdale, CA 93656

$200,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.71 ac lot $198/sqft · 29% below area Est $283k · 29% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +0.5/10.0
• DSCR +0.2/10.0

Listing remarks

Investor special! This 2bd, 1 bath home located in an established neighborhood of Riverdale. Nice size lot.

Key facts

• 0.71 acre lot
• Built 1950
• Listed 7 days

Property features AI

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Exterior features: Composition roof; City street frontage; Zoned R1

Interior

• Kitchen: Electric range; Electric oven; Range hood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling unit
• Interior features: Range hood; Gas water heater; Electric range and oven; Wall/window cooling unit
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (45.0% below list).
• Recommended offer: $110k (45.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#959 in CA) — a working-class tenant base; expect higher turnover. Watch: cost of living C-, commute D, schools F.
• Riverdale Joint Unified (town): math 20% / reading 37% proficiency, ranked #366 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (45.0% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.55% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.54%
• DSCR: 0.62
• GRM: 15.2

CMA / ARV

• ARV (median comp): $282,955
• List price: $200,000
• Delta: -29.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3346 W Kruger Ave	0.00mi	2/1.0	1,012 (0%)	1mo	$220,000	$217	100
3210 W Kruger Ave	0.10mi	2/1.0	950 (-6%)	6mo	$350,000	$368	80
21173 S Valentine Ave	0.10mi	2/1.0	984 (-3%)	22mo	$309,900	$315	72
3828 Paloma St	0.54mi	2/1.0	948 (-6%)	7mo	$280,000	$295	58
21166 S Valentine Ave	0.08mi	3/1.0 (+1)	1,147 (+13%)	18mo	$277,200	$242	54
20720 S Haslam Ave	0.41mi	2/1.0	900 (-11%)	12mo	$295,000	$328	53
21412 S Pleasant Ave	0.69mi	3/1.0 (+1)	1,056 (+4%)	4mo	$287,000	$272	52
3230 W Stathem St	0.44mi	3/2.0 (+1)	1,148 (+13%)	2mo	$347,000	$302	46
21435 S Pleasant Ave	0.67mi	3/1.8 (+1)	1,104 (+9%)	3mo	$268,000	$243	43
21465 S Wyatt Ave	0.74mi	3/1.8 (+1)	1,104 (+9%)	1mo	$300,000	$272	41

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: 18.3%
• Equity multiple: 2.49×
• Total profit: $83,501
• Equity at exit: $180,176

10-year hold

• IRR: 17.0%
• Equity multiple: 5.75×
• Total profit: $265,739
• Equity at exit: $388,556

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 93656

• Home prices YoY: 11.6%
• Active inventory: 13
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-398

Break-even live

Break-even rent $1,604

Max offer price $129,631

Occupancy floor —

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3447 Henson Ave Unit 1 Riverdale, CA	2.0	1.0	950	$1,100	$1.16	14d	1	0.27mi
3447 Henson Ave Unit 2 Riverdale, CA	2.0	1.0	950	$1,100	$1.16	19d	1	0.27mi

Listing history 2 events

1. 2026-05-18
   status Pending 107-char remark
2. 2026-05-11
   listed $200,000 Active 107-char remark

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$11,203
• − Property taxes: −$1,622
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$5,818
• Taxable loss: −$8,556
• Est. tax savings @ 24.0%: +$2,053
• After-tax cash flow: $-2,727/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: Riverdale Joint Unified
• NCES district ID: 0600040
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $44,830
• Composite: 24.4/100
• National rank: #7685
• State rank: #366 of 517 in CA

Livability — Riverdale

• Score: 53/100
• State rank: #959
• US rank: #24485

Category grades

Amenities F Commute D Cost of living C- Crime B- Employment F Housing B- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, CA
• Population (ZIP): 6,224

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% White 22% Two or more races 19%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Russian 6% Italian 2% Scotch-Irish 1%
• Foreign-born: 35% · Canada
• Languages at home: 31% English-only · Spanish 64% Arabic 3% Other Indo-European 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: ▲ 36.64%
• Current HPI: 353.8029
• Rent YoY: —
• Metro: —
• 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

+10.0% since first listed

4 events — show timeline

• 2026-06-02 Sold (Public Records) $220,000 Public Records
• 2026-06-02 Sold (MLS) $220,000 KCBOR
• 2026-05-18 Pending — KCBOR
• 2026-05-11 Listed $200,000 KCBOR

Property tax history

+20.1%/yr

Latest (2025): $1,622 · +2.4% YoY. Source: county tax records.