130 Fillmore St · Coalinga, CA 93210

$1,050,000

14 bd · 8.0 ba · 5,808 sqft · MultiFamily public records · 52 Days on market

Built 1962 10,000 sqft lot $181/sqft · 15% above area Est $913k · 15% over

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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).

• Cash flow +16.6/30.0
• DSCR +5.2/10.0
• 1% rule +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent opportunity to acquire an 8-unit multifamily property in Coalinga. The property features a functional unit mix of six 2-bedroom/1-bath units and two 1-bedroom/1-bath units, with covered parking for each unit and additional street parking available. Conveniently located near schools, shopping, and local amenities, supporting consistent tenant demand. Property is currently tenant-occupied, providing immediate income with potential for future rental growth. Ideal for investors seeking a stable income property with long-term upside. Drive by only. Do not disturb tenants. Buyer to verify all information including unit mix, condition, and financials.

Key facts

• Near schools
• Covered parking
• Near shopping

Tags

• MULTIFAMILY PROPERTY
• COVERED PARKING
• NEAR SCHOOLS
• NEAR SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 6×2bd/1ba + 2×1bd/1ba units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive. Per door: $79/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $915k (12.8% below list).
• Recommended offer: $915k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.9% in Coalinga — 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 53/100 on livability (#946 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D+, schools F, amenities F.
• Coalinga-Huron Unified (town): math 14% / reading 40% proficiency, ranked #384 of 517 in CA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $9,152/mo this rent would consume 147% of the median local household income ($75k/yr) (locally 336% 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 $7k of loan paydown is wiped out by about $32k 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 52 days — a 3% lower offer ($1.02M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $200k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $600k; list at $1.05M implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $915,200 (12.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.87% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $912,984
• List price: $1,050,000
• Delta: 15.01%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-130,050
• Equity at exit: $156,558

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-62,359
• Equity at exit: $90,785

Cash invested: $294,000 (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 93210

• Home prices YoY: -11.7%
• Active inventory: 76
• Price-to-rent: 74.5×

Monthly cashflow live

• Estimated rent: $9,152 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$653 /mo · $7,830/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,922
• Net cashflow: $634

Break-even live

Break-even rent $8,350

Max offer price $1,050,000

Occupancy floor 88%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$7,050
▸ 2× units	1	1	$2,102
Total (8 units)			$9,152

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $1,050,000 Active 52 DOM
2. 2026-06-18
   days on market $1,050,000 Active 51 DOM
3. 2026-06-17
   days on market $1,050,000 Active 50 DOM
4. 2026-06-16
   days on market $1,050,000 Active 49 DOM
5. 2026-06-15
   days on market $1,050,000 Active 48 DOM
6. 2026-06-14
   days on market $1,050,000 Active 46 DOM
7. 2026-06-13
   days on market $1,050,000 Active 45 DOM
8. 2026-06-10
   days on market $1,050,000 Active 43 DOM
9. 2026-06-09
   days on market $1,050,000 Active 42 DOM
10. 2026-06-08
    days on market $1,050,000 Active 41 DOM
11. 2026-06-07
    days on market $1,050,000 Active 40 DOM
12. 2026-06-02
    days on market $1,050,000 Active 35 DOM
13. 2026-06-01
    days on market $1,050,000 Active 34 DOM
14. 2026-05-31
    days on market $1,050,000 Active 33 DOM
15. 2026-05-30
    days on market $1,050,000 Active 32 DOM
16. 2026-05-12
    price $1,050,000 662-char remark

    Show marketing remark (662 chars)

    Excellent opportunity to acquire an 8-unit multifamily property in Coalinga. The property features a functional unit mix of six 2-bedroom/1-bath units and two 1-bedroom/1-bath units, with covered parking for each unit and additional street parking available. Conveniently located near schools, shopping, and local amenities, supporting consistent tenant demand. Property is currently tenant-occupied, providing immediate income with potential for future rental growth. Ideal for investors seeking a stable income property with long-term upside. Drive by only. Do not disturb tenants. Buyer to verify all information including unit mix, condition, and financials.

17. 2026-05-12
    price $1,050,000 662-char remark

    Show marketing remark (662 chars)

    Excellent opportunity to acquire an 8-unit multifamily property in Coalinga. The property features a functional unit mix of six 2-bedroom/1-bath units and two 1-bedroom/1-bath units, with covered parking for each unit and additional street parking available. Conveniently located near schools, shopping, and local amenities, supporting consistent tenant demand. Property is currently tenant-occupied, providing immediate income with potential for future rental growth. Ideal for investors seeking a stable income property with long-term upside. Drive by only. Do not disturb tenants. Buyer to verify all information including unit mix, condition, and financials.

18. 2026-04-28
    listed $1,250,000 Active 662-char remark

    Show marketing remark (662 chars)

    Excellent opportunity to acquire an 8-unit multifamily property in Coalinga. The property features a functional unit mix of six 2-bedroom/1-bath units and two 1-bedroom/1-bath units, with covered parking for each unit and additional street parking available. Conveniently located near schools, shopping, and local amenities, supporting consistent tenant demand. Property is currently tenant-occupied, providing immediate income with potential for future rental growth. Ideal for investors seeking a stable income property with long-term upside. Drive by only. Do not disturb tenants. Buyer to verify all information including unit mix, condition, and financials.

19. 2026-04-28
    listed $1,250,000 Active 662-char remark

    Show marketing remark (662 chars)

    Excellent opportunity to acquire an 8-unit multifamily property in Coalinga. The property features a functional unit mix of six 2-bedroom/1-bath units and two 1-bedroom/1-bath units, with covered parking for each unit and additional street parking available. Conveniently located near schools, shopping, and local amenities, supporting consistent tenant demand. Property is currently tenant-occupied, providing immediate income with potential for future rental growth. Ideal for investors seeking a stable income property with long-term upside. Drive by only. Do not disturb tenants. Buyer to verify all information including unit mix, condition, and financials.

20. 2022-08-18
    soldstatus $600,000 Sold 659-char remark

    Show marketing remark (659 chars)

    Excellent opportunity to own an 8 unit complex for under $75,000 per unit. Solid rental demand from West Hills College and employees from nearby hospitals and local establishments. Conveniently located near schools and shopping. The complex is fully occupied with upside income potential. There are 6 two bedroom/one bath units and 2 one bedroom/one bath units. Each unit has covered parking with plenty of street parking for guests. Newer central air conditioning systems throughout. DRIVE BY ONLY - DO NOT WALK THE GROUNDS OR DISTURB THE TENANTS. Don't miss this rare investment opportunity to own real estate with secure cash flow in these uncertain times.

21. 2022-08-18
    soldstatus $600,000

    Show marketing remark (659 chars)

    Excellent opportunity to own an 8 unit complex for under $75,000 per unit. Solid rental demand from West Hills College and employees from nearby hospitals and local establishments. Conveniently located near schools and shopping. The complex is fully occupied with upside income potential. There are 6 two bedroom/one bath units and 2 one bedroom/one bath units. Each unit has covered parking with plenty of street parking for guests. Newer central air conditioning systems throughout. DRIVE BY ONLY - DO NOT WALK THE GROUNDS OR DISTURB THE TENANTS. Don't miss this rare investment opportunity to own real estate with secure cash flow in these uncertain times.

22. 2022-06-23
    status Backup 659-char remark

    Show marketing remark (659 chars)

    Excellent opportunity to own an 8 unit complex for under $75,000 per unit. Solid rental demand from West Hills College and employees from nearby hospitals and local establishments. Conveniently located near schools and shopping. The complex is fully occupied with upside income potential. There are 6 two bedroom/one bath units and 2 one bedroom/one bath units. Each unit has covered parking with plenty of street parking for guests. Newer central air conditioning systems throughout. DRIVE BY ONLY - DO NOT WALK THE GROUNDS OR DISTURB THE TENANTS. Don't miss this rare investment opportunity to own real estate with secure cash flow in these uncertain times.

23. 2022-06-13
    listed $590,000 Active 659-char remark

    Show marketing remark (659 chars)

    Excellent opportunity to own an 8 unit complex for under $75,000 per unit. Solid rental demand from West Hills College and employees from nearby hospitals and local establishments. Conveniently located near schools and shopping. The complex is fully occupied with upside income potential. There are 6 two bedroom/one bath units and 2 one bedroom/one bath units. Each unit has covered parking with plenty of street parking for guests. Newer central air conditioning systems throughout. DRIVE BY ONLY - DO NOT WALK THE GROUNDS OR DISTURB THE TENANTS. Don't miss this rare investment opportunity to own real estate with secure cash flow in these uncertain times.

24. 2008-10-28
    soldstatus $280,000
25. 2008-10-08
    historical
26. 2008-09-17
    listed $324,900
27. 2008-08-05
    historical
28. 2008-04-07
    listed $355,000
29. 2008-02-04
    listed $324,900
30. 2005-12-30
    soldstatus $625,000
31. 1993-09-07
    soldstatus $149,000

ⓘ 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: $7,830 · $653/mo
• Projected year-2 tax: $7,980 · $665/mo
• Expected delta: +$150/yr (+$12/mo · 1.9%)

ⓘ 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) · 18% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $109,824
• − Mortgage interest: −$58,816
• − Property taxes: −$7,830
• − Insurance: −$5,250
• − Repairs & maintenance: −$8,786
• − Management: −$8,786
• − Depreciation: −$30,545
• Taxable loss: −$10,190
• Est. tax savings @ 24.0%: +$2,446
• After-tax cash flow: $10,050/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: Coalinga-Huron Unified
• NCES district ID: 0609120
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $40,366
• Composite: 22.69/100
• National rank: #8040
• State rank: #384 of 517 in CA

Livability — Coalinga

• Score: 53/100
• State rank: #946
• US rank: #24409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coalinga, CA
• County: Fresno County · 834,801 people
• City population: 18,491
• Metro: Fresno, CA
• Population (ZIP): 18,491
• Household income: $74,817
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 336.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% White 24% Two or more races 18% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 59% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 47% English-only · Spanish 50% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -39.35%
• Current HPI: 296.6031
• 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

+604.7% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $1,050,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-12 Price Changed $1,050,000 MLSListings
• 2026-04-28 Listed $1,250,000 MLSListings
• 2026-04-28 Listed $1,250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-08-18 Sold (Public Records) $600,000 Public Records
• 2022-08-18 Sold (MLS) $600,000 FRESNOMLS
• 2022-06-23 Pending — FRESNOMLS
• 2022-06-13 Listed $590,000 FRESNOMLS
• 2008-10-28 Sold (MLS) $280,000 CRMLS
• 2008-10-08 Listing Removed — CRMLS
• 2008-09-17 Listed $324,900 CRMLS
• 2008-08-05 Listing Removed — CRMLS
• 2008-04-07 Listed $355,000 CRMLS
• 2008-02-04 Listed $324,900 CRMLS
• 2005-12-30 Sold (Public Records) $625,000 Public Records
• 1993-09-07 Sold (Public Records) $149,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $7,830 · +1.4% YoY. Source: county tax records.