2706 W Ashlan #223 · Fresno, CA 93705

$99,700

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 77 Days on market

Built 1977 3,920 sqft lot $67/sqft · at area comps Est $102k · at est. $620/mo HOA · 33% of rent

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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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +8.7/15.0
• 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

Welcome to 2706 W Ashlan Ave #223 located in the desirable Westlake Park a well-maintained and welcoming 55+ community in the heart of Fresno.Hands down one of the best values in the parkclean, spacious, and ready to go. A smart buyer is going to recognize this as one of the very best deals in the entire community.This move-in ready unit offers a bright and functional layout with updated flooring, fresh interior touches, plantation shutters, and a comfortable living space that flows into the kitchen and dining area. The kitchen features ample cabinetry, granite-style countertops, and a cozy breakfast bar perfect for everyday living. Equipped with a brand new gas range and dishwasher this kitchen is ready to be broken in!Enjoy 2 spacious bedrooms, indoor laundry hookups, office with built in desk, dining area hutch, tons of storage, ample living and dining spaces, guest bath with shower and vanity, a clean and practical primary bathroom layout, and great natural light throughout. The home also includes a private outdoor space ideal for relaxing mornings or quiet evenings. Split system Cooling and Heating, Covered Car Port, Detached Shed brings this awesome space all together.Westlake Park is known for its friendly atmosphere, pride of ownership, and strong sense of community, making it an ideal place to enjoy low-maintenance living. Residents appreciate the peaceful environment while still being conveniently located near shopping, dining, and freeway access.Perfect for those looking to downsize, simplify, and enjoy a welcoming community lifestyle.The park offers resort-style amenities including a clubhouse, two swimming pools, walking trails, and a dog park. You will not find a better home and price value anywhere in the Park.

Key facts

• Two swimming pools
• Clubhouse
• Updated flooring

Tags

• UPDATED FLOORING
• GRANITE-STYLE COUNTERTOPS
• PRIVATE OUTDOOR SPACE
• CLUBHOUSE
• TWO SWIMMING POOLS
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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+, schools D.
• 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.
• Market conditions: Rents rising fast (+5.2%/yr); 96 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $689 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $42k; list at $100k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $93,718 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.89% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $102,413
• List price: $99,700
• Delta: -2.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 W Ashlan Ave #156	0.09mi	3/2.0	1,440 (-3%)	0mo	$127,500	$89	90
2706 W Ashlan Ave #200	0.00mi	3/2.0	1,440 (-3%)	7mo	$53,500	$37	89
2706 W Ashlan Ave #158	0.09mi	2/2.0 (-1)	1,488 (0%)	6mo	$80,000	$54	86
2706 W Ashlan Ave #86	0.09mi	2/2.0 (-1)	1,440 (-3%)	4mo	$50,000	$35	83
2706 W Ashlan Ave #11	0.06mi	2/2.0 (-1)	1,440 (-3%)	7mo	$98,000	$68	81
2706 W Ashlan Ave #144	0.17mi	2/2.0 (-1)	1,440 (-3%)	0mo	$136,000	$94	81
2706 W Ashlan Ave #46	0.17mi	2/2.0 (-1)	1,440 (-3%)	1mo	$89,000	$62	81
2706 W Ashlan Ave #266	0.17mi	2/2.0 (-1)	1,440 (-3%)	2mo	$124,900	$87	80
2706 W Ashlan Ave #175	0.17mi	2/2.0 (-1)	1,436 (-4%)	3mo	$94,900	$66	79
2706 W Ashlan Ave #281	0.17mi	2/2.0 (-1)	1,344 (-10%)	1mo	$89,000	$66	70
2706 W Ashlan Ave #299	0.22mi	2/2.0 (-1)	1,310 (-12%)	1mo	$165,000	$126	64
3138 W Dakota Ave #210	0.53mi	3/2.0	1,344 (-10%)	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: 5.2%
• Equity multiple: 1.21×
• Total profit: $5,811
• Equity at exit: $14,866

10-year hold

• IRR: 17.5%
• Equity multiple: 2.69×
• Total profit: $47,087
• Equity at exit: $8,620

Cash invested: $27,916 (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: 96
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$523
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$42
• HOA: −$620
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $273

Break-even live

Break-even rent $1,542

Max offer price $99,700

Occupancy floor 81%

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: $24,925
• Closing costs: $2,991
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	43d	1	0.16mi
3274 W Ashlan Ave Fresno, CA	2.0	1.0	975	$1,535	$1.57	2d	5	0.44mi
3818 N Cheryl Ave Fresno, CA	4.0	3.0	1649	$2,500	$1.52	23d	1	0.57mi
4144 N Valentine Ave Unit 60-147 Fresno, CA	2.0	1.0	960	$1,695	$1.77	19d	1	0.62mi
4144 N Valentine Ave Unit 60-158 Fresno, CA	2.0	1.0	960	$1,695	$1.77	23d	1	0.62mi
4144 N Valentine Ave Unit 84-118 Fresno, CA	2.0	1.0	960	$1,695	$1.77	43d	1	0.62mi
4144 N Valentine Ave Fresno, CA	2.0	1.0	960	$1,450	$1.51	16d	1	0.62mi
3058 W San Gabriel Ave Fresno, CA	3.0	2.0	1284	$2,450	$1.91	43d	1	0.64mi
4264 N Bengston Ave Unit 101 Fresno, CA	2.0	1.0	950	$1,450	$1.53	43d	1	0.66mi
1668 W Ashlan Ave Fresno, CA	2.0	1.0	877	$1,185	$1.35	23d	1	0.66mi
4597 N Emerson Ave Apt 103 Fresno, CA	2.0	2.0	1100	$1,700	$1.55	23d	1	0.80mi
4942 N Holt Ave #103 Fresno, CA	2.0	1.0	1000	$1,395	$1.40	23d	1	0.85mi
4467 N Van Dyke Ave Fresno, CA	3.0	2.0	1292	$2,195	$1.70	3d	1	0.95mi
1493 W Fairmont Ave Unit A Fresno, CA	2.0	2.0	1050	$1,595	$1.52	23d	1	1.09mi
3207 W Shields Ave Fresno, CA	1.0–3.0	1.0–2.0	959	$1,725	$1.80	1d	3	1.21mi
941 W Dakota Ave Fresno, CA	3.0	2.0	960	$1,895	$1.97	10d	2	1.23mi
3326 N West Ave Fresno, CA	2.0	1.0	950	$1,225	$1.29	21d	1	1.32mi
3515 W San Jose Ave Unit 8106 Fresno, CA	3.0	2.5	1215	$1,925	$1.58	23d	1	1.33mi
3515 W San Jose Ave Unit 15-202 Fresno, CA	2.0	2.0	915	$1,550	$1.69	16d	1	1.33mi
3515 W San Jose Ave Unit 9105 Fresno, CA	2.0	2.5	1115	$1,725	$1.55	43d	1	1.33mi
1212 W Andrews Ave Fresno, CA	2.0	1.0	950	$1,300	$1.37	16d	1	1.36mi
1696 W Shaw Ave Unit AVE-104 Fresno, CA	3.0	2.0	1100	$1,700	$1.55	3d	1	1.38mi
5066-5098 N Marty Ave Fresno, CA	2.0	1.0–2.0	961	$1,750	$1.82	19d	1	1.38mi
5355 N Valentine Ave Fresno, CA	2.0–3.0	1.5–2.5	1318	$2,799	$2.12	16d	1	1.47mi
3681 N Fruit Ave Unit C Fresno, CA	2.0	2.0	1224	$1,500	$1.23	23d	1	1.50mi

HOA detail

• Monthly dues: $620 · $7,440/yr
• Likely covers: gaspool

Listing history 20 events

1. 2026-06-18
   days on market $99,700 Active 77 DOM
2. 2026-06-17
   days on market $99,700 Active 76 DOM
3. 2026-06-16
   days on market $99,700 Active 75 DOM
4. 2026-06-15
   days on market $99,700 Active 74 DOM
5. 2026-06-13
   days on market $99,700 Active 72 DOM
6. 2026-06-10
   days on market $99,700 Active 69 DOM
7. 2026-06-09
   days on market $99,700 Active 68 DOM
8. 2026-06-08
   days on market $99,700 Active 67 DOM
9. 2026-06-07
   statusdays on market $99,700 Active 66 DOM
10. 2026-06-05
    days on market $99,700 Pending Accepting Backups 63 DOM
11. 2026-06-03
    days on market $99,700 Pending Accepting Backups 62 DOM
12. 2026-06-02
    days on market $99,700 Pending Accepting Backups 61 DOM
13. 2026-06-02
    status $99,700 Pending Accepting Backups 60 DOM
14. 2026-06-01
    days on market $99,700 Active 60 DOM
15. 2026-05-31
    days on market $99,700 Active 59 DOM
16. 2026-04-02
    listed $99,700 Active 1755-char remark

    Show marketing remark (1755 chars)

    Welcome to 2706 W Ashlan Ave #223 located in the desirable Westlake Park a well-maintained and welcoming 55+ community in the heart of Fresno.Hands down one of the best values in the parkclean, spacious, and ready to go. A smart buyer is going to recognize this as one of the very best deals in the entire community.This move-in ready unit offers a bright and functional layout with updated flooring, fresh interior touches, plantation shutters, and a comfortable living space that flows into the kitchen and dining area. The kitchen features ample cabinetry, granite-style countertops, and a cozy breakfast bar perfect for everyday living. Equipped with a brand new gas range and dishwasher this kitchen is ready to be broken in!Enjoy 2 spacious bedrooms, indoor laundry hookups, office with built in desk, dining area hutch, tons of storage, ample living and dining spaces, guest bath with shower and vanity, a clean and practical primary bathroom layout, and great natural light throughout. The home also includes a private outdoor space ideal for relaxing mornings or quiet evenings. Split system Cooling and Heating, Covered Car Port, Detached Shed brings this awesome space all together.Westlake Park is known for its friendly atmosphere, pride of ownership, and strong sense of community, making it an ideal place to enjoy low-maintenance living. Residents appreciate the peaceful environment while still being conveniently located near shopping, dining, and freeway access.Perfect for those looking to downsize, simplify, and enjoy a welcoming community lifestyle.The park offers resort-style amenities including a clubhouse, two swimming pools, walking trails, and a dog park. You will not find a better home and price value anywhere in the Park.

17. 2008-02-29
    soldstatus $42,500 206-char remark

    Show marketing remark (206 chars)

    Great open floor plan. Needs cosmetic TLC open for allowance toward carpet & paint. Sold AS IS. Fresno Bee had an article about this great senior park. Many amenitites. Great functions and great people.

18. 2008-02-22
    historical 206-char remark

    Show marketing remark (206 chars)

    Great open floor plan. Needs cosmetic TLC open for allowance toward carpet & paint. Sold AS IS. Fresno Bee had an article about this great senior park. Many amenitites. Great functions and great people.

19. 2008-02-22
    price $45,000 206-char remark

    Show marketing remark (206 chars)

    Great open floor plan. Needs cosmetic TLC open for allowance toward carpet & paint. Sold AS IS. Fresno Bee had an article about this great senior park. Many amenitites. Great functions and great people.

20. 2007-03-14
    listed $42,500 206-char remark

    Show marketing remark (206 chars)

    Great open floor plan. Needs cosmetic TLC open for allowance toward carpet & paint. Sold AS IS. Fresno Bee had an article about this great senior park. Many amenitites. Great functions and great people.

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$357/yr (+$30/mo · 89.0%)

ⓘ 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 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: $22,640
• − Mortgage interest: −$5,585
• − Property taxes: −$401
• − Insurance: −$498
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$7,440
• − Depreciation: −$2,900
• Taxable income: $2,193
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $2,746/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

+134.6% since first listed

5 events — show timeline

• 2026-04-02 Listed $99,700 FRESNOMLS
• 2008-02-29 Sold (MLS) $42,500 FRESNOMLS
• 2008-02-22 Price Changed $45,000 FRESNOMLS
• 2008-02-22 Delisted — FRESNOMLS
• 2007-03-14 Listed $42,500 FRESNOMLS