540 S Argyle Ave #101 · Fresno, CA 93727

$169,900

2 bd · 1.0 ba · 1,340 sqft · Condo · 45 Days on market

Built 2025 $127/sqft · 30% below area Est $244k · 30% under $540/mo HOA · 26% of rent

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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 +11.3/30.0
• 1% rule +7.3/10.0
• Schools +5.9/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Everybody loves a good value. Here's a chance to buy a sharp, airy, and spacious condo in Sunnyside with minimal hassles. This two bedroom and one bathroom end unit has high ceilings, tiles floors, and a soothing, neutral paint job, which exudes a feeling of cleanliness and roominess (1300+ square feet). Kitchen has hookups for dishwasher and the laundry area has hookups for an indoor washer and dryer. The large back patio is perfect for hosting game nights or dinner parties and offers welcome protection from the heat. You'll spend hours out here! Orchard Lane Community HOA fees cover pool, landscaping, roof, water, and trash. The easy-access neighborhood and grounds are well groomed, with perfectly trimmed hedges and lots of trees. Convenient to Sunnyside Deli, GB3, 180, and Clovis + Kings Canyon shopping.

Key facts

• Modern interior
• Private patio
• New appliances

Tags

• REMODELED CONDO
• NEW APPLIANCES
• PRIVATE PATIO
• MODERN INTERIOR
• OPEN FUNCTIONAL LAYOUT
• SPRINKLERS IN CEILING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association amenities include pool, green space, and landscape maintenance; Association fee $540 monthly

Exterior

• Parking: 1-car garage
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Condominium; End unit
• Construction: Stucco construction; Composition roof; Concrete foundation; Built as a condominium
• Exterior features: One level; Private in-ground fiberglass pool (fenced); Community pool access; Urban lot; Automatic sprinklers

Interior

• Kitchen: F/S range/oven; Gas appliances; Dishwasher; Disposal; Microwave
• Flooring: Carpet; Laminate
• Bathrooms: Tub/shower
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Built-in features; Double pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-61 ($-729/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (5.2% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $161k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• Clovis Unified (suburban): math 58% / reading 72% proficiency, ranked #152 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fancher Creek Elementary (692 students, 79% FRL); Clark Intermediate (1,462 students, 61% FRL); Clovis High (2,905 students, 48% FRL) — zoned schools average 63% FRL vs 32% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 327 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 45 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,115 (5.2% 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 45 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 6.8

CMA / ARV

• ARV (median comp): $243,631
• List price: $169,900
• Delta: -30.26%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-31,140
• Equity at exit: $25,333

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-31,050
• Equity at exit: $14,690

Cash invested: $47,572 (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 93727

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$540
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-61

Break-even live

Break-even rent $2,170

Max offer price $161,115

Occupancy floor 98%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 S Argyle Ave Fresno, CA	1.0–3.0	1.0–2.0	977	$1,625	$1.66	2d	1	0.16mi
310 S Argyle Ave Apt 106 Fresno, CA	3.0	2.5	1485	$2,195	$1.48	2d	1	0.17mi
422-490 S Clovis Ave Unit 434/102 Fresno, CA	2.0	2.0	1288	$1,795	$1.39	44d	1	0.42mi
134 N Purdue Ave Fresno, CA	3.0	3.0	1534	$2,400	$1.56	2d	1	0.51mi
6052 E Bishop Ln Fresno, CA	3.0	2.5	1579	$2,250	$1.42	21d	1	0.97mi
6193 E Brick Dr Fresno, CA	3.0	2.5	1512	$2,395	$1.58	20d	1	1.03mi
5325 E Kings Canyon Rd Fresno, CA	2.0	1.0	1052	$1,300	$1.24	2d	2	1.11mi
1192 S Orangewood Dr Fresno, CA	3.0	1.5	1580	$2,345	$1.48	2d	1	1.22mi
5218 E Lowe Ave Apt 101 Fresno, CA	2.0	2.0	900	$1,575	$1.75	2d	1	1.45mi

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Likely covers: watertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $169,900 Active 45 DOM
2. 2026-06-17
   days on market $169,900 Active 44 DOM
3. 2026-06-16
   days on market $169,900 Active 43 DOM
4. 2026-06-15
   days on market $169,900 Active 42 DOM
5. 2026-06-13
   days on market $169,900 Active 40 DOM
6. 2026-06-13
   pricedays on market $169,900 Active 39 DOM
7. 2026-06-10
   days on market $179,900 Active 37 DOM
8. 2026-06-09
   days on market $179,900 Active 36 DOM
9. 2026-06-08
   days on market $179,900 Active 35 DOM
10. 2026-06-07
    days on market $179,900 Active 34 DOM
11. 2026-06-05
    days on market $179,900 Active 31 DOM
12. 2026-06-03
    days on market $179,900 Active 30 DOM
13. 2026-06-02
    days on market $179,900 Active 29 DOM
14. 2026-06-01
    days on market $179,900 Active 28 DOM
15. 2026-05-31
    days on market $179,900 Active 27 DOM
16. 2026-05-14
    price $188,000 1075-char remark
17. 2026-05-04
    listed $190,000 Active 1075-char remark
18. 2026-03-31
    price $199,500
19. 2026-02-09
    price $210,000
20. 2025-12-09
    price $224,500
21. 2025-11-29
    price $250,000
22. 2020-07-02
    price $120,500

    Show marketing remark (820 chars)

    Everybody loves a good value. Here's a chance to buy a sharp, airy, and spacious condo in Sunnyside with minimal hassles. This two bedroom and one bathroom end unit has high ceilings, tiles floors, and a soothing, neutral paint job, which exudes a feeling of cleanliness and roominess (1300+ square feet). Kitchen has hookups for dishwasher and the laundry area has hookups for an indoor washer and dryer. The large back patio is perfect for hosting game nights or dinner parties and offers welcome protection from the heat. You'll spend hours out here! Orchard Lane Community HOA fees cover pool, landscaping, roof, water, and trash. The easy-access neighborhood and grounds are well groomed, with perfectly trimmed hedges and lots of trees. Convenient to Sunnyside Deli, GB3, 180, and Clovis + Kings Canyon shopping.

23. 2020-06-29
    soldstatus $120,500 Sold

    Show marketing remark (820 chars)

    Everybody loves a good value. Here's a chance to buy a sharp, airy, and spacious condo in Sunnyside with minimal hassles. This two bedroom and one bathroom end unit has high ceilings, tiles floors, and a soothing, neutral paint job, which exudes a feeling of cleanliness and roominess (1300+ square feet). Kitchen has hookups for dishwasher and the laundry area has hookups for an indoor washer and dryer. The large back patio is perfect for hosting game nights or dinner parties and offers welcome protection from the heat. You'll spend hours out here! Orchard Lane Community HOA fees cover pool, landscaping, roof, water, and trash. The easy-access neighborhood and grounds are well groomed, with perfectly trimmed hedges and lots of trees. Convenient to Sunnyside Deli, GB3, 180, and Clovis + Kings Canyon shopping.

24. 2020-04-28
    status Pending

    Show marketing remark (820 chars)

    Everybody loves a good value. Here's a chance to buy a sharp, airy, and spacious condo in Sunnyside with minimal hassles. This two bedroom and one bathroom end unit has high ceilings, tiles floors, and a soothing, neutral paint job, which exudes a feeling of cleanliness and roominess (1300+ square feet). Kitchen has hookups for dishwasher and the laundry area has hookups for an indoor washer and dryer. The large back patio is perfect for hosting game nights or dinner parties and offers welcome protection from the heat. You'll spend hours out here! Orchard Lane Community HOA fees cover pool, landscaping, roof, water, and trash. The easy-access neighborhood and grounds are well groomed, with perfectly trimmed hedges and lots of trees. Convenient to Sunnyside Deli, GB3, 180, and Clovis + Kings Canyon shopping.

25. 2020-04-28
    price $125,000

    Show marketing remark (820 chars)

    Everybody loves a good value. Here's a chance to buy a sharp, airy, and spacious condo in Sunnyside with minimal hassles. This two bedroom and one bathroom end unit has high ceilings, tiles floors, and a soothing, neutral paint job, which exudes a feeling of cleanliness and roominess (1300+ square feet). Kitchen has hookups for dishwasher and the laundry area has hookups for an indoor washer and dryer. The large back patio is perfect for hosting game nights or dinner parties and offers welcome protection from the heat. You'll spend hours out here! Orchard Lane Community HOA fees cover pool, landscaping, roof, water, and trash. The easy-access neighborhood and grounds are well groomed, with perfectly trimmed hedges and lots of trees. Convenient to Sunnyside Deli, GB3, 180, and Clovis + Kings Canyon shopping.

26. 2020-04-03
    price $125,000

    Show marketing remark (820 chars)

    Everybody loves a good value. Here's a chance to buy a sharp, airy, and spacious condo in Sunnyside with minimal hassles. This two bedroom and one bathroom end unit has high ceilings, tiles floors, and a soothing, neutral paint job, which exudes a feeling of cleanliness and roominess (1300+ square feet). Kitchen has hookups for dishwasher and the laundry area has hookups for an indoor washer and dryer. The large back patio is perfect for hosting game nights or dinner parties and offers welcome protection from the heat. You'll spend hours out here! Orchard Lane Community HOA fees cover pool, landscaping, roof, water, and trash. The easy-access neighborhood and grounds are well groomed, with perfectly trimmed hedges and lots of trees. Convenient to Sunnyside Deli, GB3, 180, and Clovis + Kings Canyon shopping.

27. 2020-03-11
    listed $132,000 Active

    Show marketing remark (820 chars)

    Everybody loves a good value. Here's a chance to buy a sharp, airy, and spacious condo in Sunnyside with minimal hassles. This two bedroom and one bathroom end unit has high ceilings, tiles floors, and a soothing, neutral paint job, which exudes a feeling of cleanliness and roominess (1300+ square feet). Kitchen has hookups for dishwasher and the laundry area has hookups for an indoor washer and dryer. The large back patio is perfect for hosting game nights or dinner parties and offers welcome protection from the heat. You'll spend hours out here! Orchard Lane Community HOA fees cover pool, landscaping, roof, water, and trash. The easy-access neighborhood and grounds are well groomed, with perfectly trimmed hedges and lots of trees. Convenient to Sunnyside Deli, GB3, 180, and Clovis + Kings Canyon shopping.

28. 2019-03-21
    price $115,000
29. 2013-08-02
    soldstatus $40,000
30. 2013-07-09
    historical
31. 2013-07-01
    listed $40,000
32. 2005-09-22
    soldstatus $119,000
33. 2005-07-05
    historical
34. 2005-06-24
    listed $119,000

ⓘ 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 8/10 Severe
• 🌡 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 42 unhealthy d/yr today · 48 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,115
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − HOA: −$6,480
• − Depreciation: −$4,943
• Taxable loss: −$3,241
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $49/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: Clovis Unified
• NCES district ID: 0609030
• Math proficiency: 58% ▲ 1.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $71,950
• Composite: 58.7/100
• National rank: #2003
• State rank: #152 of 1400 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): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% Two or more races 22% White 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 1% Slovak 1% Portuguese 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 25% Other Asian/Pacific 13% Other Indo-European 6%

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: ▼ -317.54%
• Current HPI: 379.1959
• Rent YoY: ▲ 2.95%
• 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

+42.8% since first listed

21 events — show timeline

• 2026-06-12 Price Changed $169,900 FRESNOMLS
• 2026-05-27 Price Changed $179,900 FRESNOMLS
• 2026-05-14 Price Changed $188,000 FRESNOMLS
• 2026-05-04 Listed $190,000 FRESNOMLS
• 2026-03-31 Price Changed $199,500 FRESNOMLS
• 2026-02-09 Price Changed $210,000 FRESNOMLS
• 2025-12-09 Price Changed $224,500 FRESNOMLS
• 2025-11-29 Price Changed $250,000 FRESNOMLS
• 2020-07-02 Price Changed $120,500 FRESNOMLS
• 2020-06-29 Sold (MLS) $120,500 FRESNOMLS
• 2020-04-28 Pending — FRESNOMLS
• 2020-04-28 Price Changed $125,000 FRESNOMLS
• 2020-04-03 Price Changed $125,000 FRESNOMLS
• 2020-03-11 Listed $132,000 FRESNOMLS
• 2019-03-21 Price Changed $115,000 FRESNOMLS
• 2013-08-02 Sold (MLS) $40,000 FRESNOMLS
• 2013-07-09 Delisted — FRESNOMLS
• 2013-07-01 Listed $40,000 FRESNOMLS
• 2005-09-22 Sold (MLS) $119,000 FRESNOMLS
• 2005-07-05 Delisted — FRESNOMLS
• 2005-06-24 Listed $119,000 FRESNOMLS