2706 W Ashlan Ave #306 · Fresno, CA 93705

$89,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 12 Days on market

Built 1976 Est $95k · 6% 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 +30.0/30.0
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tired of Fast Paced Living? Slow down in this peaceful and pristine gated community for 55 and over adults. You will enjoy this custom built mobile home with cathedral ceilings, dualpane windows, granite, newer central heat and air/14seers, fireplace, and a newer roof. Home is located in Westlake Park, a gated community which includes 2 clubhouses, pool tables, library, barbecue set up by 2 heated swimming pools, sauna, putting green, 2 Jacuzzi's, green belt, RV storage, a car wash and much more. So much for so little!

Key facts

• Spa
• Pool
• Indoor laundry

Tags

• DOUBLEWIDE MANUFACTURED HOME
• FIVE BURNER GAS STOVE
• INDOOR LAUNDRY
• DUAL PANE WINDOWS
• POOL
• SPA

Property features AI

Finance

• HOA & community: Monthly association fees; Community amenities: pool, spa/hot tub, clubhouse, lake/pond, gated

Exterior

• Parking: Carport; Has carport
• Security: Gated community
• Utilities: Electric on; Public sewer; Public utilities
• Home design: Manufactured home; Dualwide mobile home; Park space rented
• Construction: Wood siding; Composition and metal roof; Wood subfloor foundation
• Exterior features: One level; Covered patio/porch; Shed(s); Urban setting; Private in-ground pool (fenced, community access); Community spa

Interior

• Kitchen: Built-in range/oven; Gas appliances; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 bathrooms; Tub/shower; Oval tub
• Heating & cooling: Central heat and central air
• Interior features: Bar; Double pane windows; Skylights
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 17.8% 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: Wilson Elementary (670 students, 97% FRL); Fort Miller Middle (623 students, 98% FRL); Fresno High (math 10% / reading 38%, grade F, #934 of 1,170 statewide, top 80%, 2,092 students, 90% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 99 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.
• Current owner paid $15k; list at $89k implies a 493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1976 — 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: 1.96% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.17%
• DSCR: 2.83
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $95,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 W Ashlan Ave #86	0.09mi	2/2.0	1,440 (0%)	4mo	$50,000	$35	93
2706 W Ashlan Ave #11	0.06mi	2/2.0	1,440 (0%)	7mo	$98,000	$68	92
2706 W Ashlan Ave #144	0.17mi	2/2.0	1,440 (0%)	0mo	$136,000	$94	92
2706 W Ashlan Ave #46	0.17mi	2/2.0	1,440 (0%)	1mo	$89,000	$62	91
2706 W Ashlan Ave #156	0.09mi	3/2.0 (+1)	1,440 (0%)	0mo	$127,500	$89	91
2706 W Ashlan Ave #266	0.17mi	2/2.0	1,440 (0%)	2mo	$124,900	$87	90
2706 W Ashlan Ave #175	0.17mi	2/2.0	1,436 (-0%)	3mo	$94,900	$66	89
2706 W Ashlan Ave #200	0.00mi	3/2.0 (+1)	1,440 (0%)	7mo	$53,500	$37	89
2706 W Ashlan Ave #158	0.09mi	2/2.0	1,488 (+3%)	6mo	$80,000	$54	85
2706 W Ashlan Ave #281	0.17mi	2/2.0	1,344 (-7%)	1mo	$89,000	$66	80
2706 W Ashlan Ave #299	0.22mi	2/2.0	1,310 (-9%)	1mo	$165,000	$126	74
3138 W Dakota Ave #210	0.53mi	3/2.0 (+1)	1,344 (-7%)	4mo	$42,500	$32	55

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 · 5.19% rent growth · sell at horizon

5-year hold

• IRR: 40.0%
• Equity multiple: 2.76×
• Total profit: $43,922
• Equity at exit: $13,270

10-year hold

• IRR: 47.3%
• Equity multiple: 6.02×
• Total profit: $125,072
• Equity at exit: $7,695

Cash invested: $24,920 (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 93705

• Rents YoY: 5.2%
• Active inventory: 99
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$467
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $855

Break-even live

Break-even rent $660

Max offer price $89,000

Occupancy floor 46%

Sensitivity live

Price	-10% $905	-5% $880	+0% $855	+5% $830	+10% $805
Rent	-10% $717	-5% $786	+0% $855	+5% $924	+10% $993
Rate	-1.0pp $900	-0.5pp $878	base $855	+0.5pp $832	+1.0pp $808

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4184 N Briarwood Ave Fresno, CA	3.0	2.0	1628	$2,195	$1.35	45d	1	0.16mi
3274 W Ashlan Ave Fresno, CA	2.0	1.0	975	$1,535	$1.57	3d	5	0.44mi
4144 N Valentine Ave Unit 60-147 Fresno, CA	2.0	1.0	960	$1,695	$1.77	21d	1	0.62mi
4144 N Valentine Ave Unit 84-118 Fresno, CA	2.0	1.0	960	$1,695	$1.77	45d	1	0.62mi
4144 N Valentine Ave Unit 60-158 Fresno, CA	2.0	1.0	960	$1,695	$1.77	24d	1	0.62mi
4144 N Valentine Ave Fresno, CA	2.0	1.0	960	$1,450	$1.51	17d	1	0.62mi
3058 W San Gabriel Ave Fresno, CA	3.0	2.0	1284	$2,450	$1.91	45d	1	0.64mi
4264 N Bengston Ave Unit 101 Fresno, CA	2.0	1.0	950	$1,450	$1.53	45d	1	0.66mi
1668 W Ashlan Ave Fresno, CA	2.0	1.0	877	$1,185	$1.35	24d	1	0.66mi
4597 N Emerson Ave Apt 103 Fresno, CA	2.0	2.0	1100	$1,700	$1.55	24d	1	0.80mi
4942 N Holt Ave #103 Fresno, CA	2.0	1.0	1000	$1,395	$1.40	24d	1	0.85mi
4467 N Van Dyke Ave Fresno, CA	3.0	2.0	1292	$2,195	$1.70	4d	1	0.95mi
1493 W Fairmont Ave Unit A Fresno, CA	2.0	2.0	1050	$1,595	$1.52	24d	1	1.09mi
3207 W Shields Ave Fresno, CA	1.0–3.0	1.0–2.0	959	$1,468	$1.53	2d	3	1.21mi
941 W Dakota Ave Fresno, CA	3.0	2.0	960	$1,895	$1.97	11d	2	1.23mi
3326 N West Ave Fresno, CA	2.0	1.0	950	$1,225	$1.29	22d	1	1.32mi
3515 W San Jose Ave Unit 8106 Fresno, CA	3.0	2.5	1215	$1,925	$1.58	24d	1	1.33mi
3515 W San Jose Ave Unit 15-202 Fresno, CA	2.0	2.0	915	$1,550	$1.69	17d	1	1.33mi
3515 W San Jose Ave Unit 9105 Fresno, CA	2.0	2.5	1115	$1,725	$1.55	45d	1	1.33mi
1212 W Andrews Ave Fresno, CA	2.0	1.0	950	$1,300	$1.37	17d	1	1.36mi
1696 W Shaw Ave Unit AVE-104 Fresno, CA	3.0	2.0	1100	$1,700	$1.55	4d	1	1.38mi
5066-5098 N Marty Ave Fresno, CA	2.0	1.0–2.0	961	$1,750	$1.82	21d	1	1.38mi
5355 N Valentine Ave Fresno, CA	2.0–3.0	1.5–2.5	1318	$2,021	$1.53	17d	1	1.47mi
3681 N Fruit Ave Unit C Fresno, CA	2.0	2.0	1224	$1,500	$1.23	24d	1	1.50mi

Listing history 10 events

1. 2026-06-18
   status $89,000 Pending 12 DOM
2. 2026-06-17
   days on market $89,000 Active 12 DOM
3. 2026-06-16
   days on market $89,000 Active 11 DOM
4. 2026-06-15
   days on market $89,000 Active 10 DOM
5. 2026-06-13
   days on market $89,000 Active 8 DOM
6. 2026-06-10
   days on market $89,000 Active 5 DOM
7. 2026-06-09
   days on market $89,000 Active 4 DOM
8. 2026-06-08
   days on market $89,000 Active 3 DOM
9. 2026-06-07
   remarks 617-char remark
10. 2026-06-07
    listed $89,000 Active 2 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: $213 · $18/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$463/yr (+$39/mo · 217.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 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: $20,909
• − Mortgage interest: −$4,985
• − Property taxes: −$213
• − Insurance: −$445
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$2,589
• Taxable income: $9,331
• Est. tax owed @ 24.0%: −$2,239
• After-tax cash flow: $8,020/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): 38,888
• Household income: $57,003
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2217.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 34% White 22% Black 6% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Lithuanian 1% Iranian 1% Russian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 61% English-only · Spanish 34% Other Asian/Pacific 2% 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: ▼ -331.23%
• Current HPI: 399.0061
• Rent YoY: ▲ 5.19%
• 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

+493.3% since first listed

7 events — show timeline

• 2026-06-04 Listed $89,000 FRESNOMLS
• 2012-07-06 Delisted — FRESNOMLS
• 2012-03-15 Listed $22,000 FRESNOMLS
• 2011-04-22 Sold (MLS) $15,000 FRESNOMLS
• 2011-03-31 Delisted — FRESNOMLS
• 2011-03-31 Price Changed $19,900 FRESNOMLS
• 2010-12-20 Listed $15,000 FRESNOMLS