2706 W Ashlan Ave · Fresno, CA 93705

$140,000

6 bd · 2.0 ba · 6,526 sqft · Land public records · 81 Days on market

Built 2014 $21/sqft · 72% below area Est $119k · 18% over

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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).

• Cash flow +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom 2 bath fully furnished Mobile home in Westlake Park (Age 55+). With a nice open layout and very spacious kitchen, this home is great for family dinners and entertaining guests. There is a large master bedroom with a sizable bathroom. Enjoy your days and nights on the beautiful porch that backs up to a walking trail through the park. A community pool, sauna, Jacuzzi, and a Club house which includes a game room and a library make this wonderful community a great place to live.

Key facts

• Walking trail
• Community pool
• Sauna

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• BEAUTIFUL PORCH
• WALKING TRAIL
• COMMUNITY POOL
• SAUNA

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath land listed at $140k.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $2,451/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 2217% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.67%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $118,692
• List price: $140,000
• Delta: 17.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.19% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.14×
• Total profit: $44,598
• Equity at exit: $20,874

10-year hold

• IRR: 35.6%
• Equity multiple: 4.63×
• Total profit: $142,157
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,451 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $969

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 55%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-01
   days on market $140,000 Active 81 DOM
2. 2026-05-31
   days on market $140,000 Active 80 DOM
3. 2026-04-01
   price $140,000 505-char remark

   Show marketing remark (505 chars)

   Well maintained 3 bedroom 2 bath fully furnished Mobile home in Westlake Park (Age 55+). With a nice open layout and very spacious kitchen, this home is great for family dinners and entertaining guests. There is a large master bedroom with a sizable bathroom. Enjoy your days and nights on the beautiful porch that backs up to a walking trail through the park. A community pool, sauna, Jacuzzi, and a Club house which includes a game room and a library make this wonderful community a great place to live.

4. 2026-03-20
   price $150,000 505-char remark

   Show marketing remark (505 chars)

   Well maintained 3 bedroom 2 bath fully furnished Mobile home in Westlake Park (Age 55+). With a nice open layout and very spacious kitchen, this home is great for family dinners and entertaining guests. There is a large master bedroom with a sizable bathroom. Enjoy your days and nights on the beautiful porch that backs up to a walking trail through the park. A community pool, sauna, Jacuzzi, and a Club house which includes a game room and a library make this wonderful community a great place to live.

5. 2026-03-12
   listed $160,000 Active 505-char remark

   Show marketing remark (505 chars)

   Well maintained 3 bedroom 2 bath fully furnished Mobile home in Westlake Park (Age 55+). With a nice open layout and very spacious kitchen, this home is great for family dinners and entertaining guests. There is a large master bedroom with a sizable bathroom. Enjoy your days and nights on the beautiful porch that backs up to a walking trail through the park. A community pool, sauna, Jacuzzi, and a Club house which includes a game room and a library make this wonderful community a great place to live.

6. 2023-02-22
   soldstatus $100,000 Sold 1257-char remark

   Show marketing remark (1257 chars)

   Welcome to Westlake Park! A wonderful 55+ Mobile Home Park. This community has so much to offer including a spacious clubhouse, two community pools, two spas, a gym, a covered BBQ area, tree-lined trails and more. Upon entering this lovely home you will find a large living room and dining area with a gorgeous built-in glass hutch with lights. A cozy fireplace, and so much storage. The kitchen offers pull out drawers in almost all the cabinets, a breakfast bar and is fully equipped with a refrigerator with an ice-maker, a stove, self cleaning oven, microwave and dishwasher. There are new ceiling fans in the living room and dining room. Indoor laundry room. The primary bedroom has a connected bathroom with lots of storage, double sinks and a garden tub. The guest bathroom has a huge walk in shower and a bright full length window. There is a functional intercom system throughout the home with a built-in radio. Exterior has been freshly painted. This lovely home also has a beautiful treelined path in the back of the home. There is a covered carport, a work room, a a storage shed. There is also plenty of parking at the main clubhouse which is in close proximity to this home. This home is so beautiful, call your Realtor to see this home today!

7. 2023-01-17
   status Pending 1257-char remark

   Show marketing remark (1257 chars)

   Welcome to Westlake Park! A wonderful 55+ Mobile Home Park. This community has so much to offer including a spacious clubhouse, two community pools, two spas, a gym, a covered BBQ area, tree-lined trails and more. Upon entering this lovely home you will find a large living room and dining area with a gorgeous built-in glass hutch with lights. A cozy fireplace, and so much storage. The kitchen offers pull out drawers in almost all the cabinets, a breakfast bar and is fully equipped with a refrigerator with an ice-maker, a stove, self cleaning oven, microwave and dishwasher. There are new ceiling fans in the living room and dining room. Indoor laundry room. The primary bedroom has a connected bathroom with lots of storage, double sinks and a garden tub. The guest bathroom has a huge walk in shower and a bright full length window. There is a functional intercom system throughout the home with a built-in radio. Exterior has been freshly painted. This lovely home also has a beautiful treelined path in the back of the home. There is a covered carport, a work room, a a storage shed. There is also plenty of parking at the main clubhouse which is in close proximity to this home. This home is so beautiful, call your Realtor to see this home today!

8. 2022-12-08
   price $124,000 1257-char remark

   Show marketing remark (1257 chars)

   Welcome to Westlake Park! A wonderful 55+ Mobile Home Park. This community has so much to offer including a spacious clubhouse, two community pools, two spas, a gym, a covered BBQ area, tree-lined trails and more. Upon entering this lovely home you will find a large living room and dining area with a gorgeous built-in glass hutch with lights. A cozy fireplace, and so much storage. The kitchen offers pull out drawers in almost all the cabinets, a breakfast bar and is fully equipped with a refrigerator with an ice-maker, a stove, self cleaning oven, microwave and dishwasher. There are new ceiling fans in the living room and dining room. Indoor laundry room. The primary bedroom has a connected bathroom with lots of storage, double sinks and a garden tub. The guest bathroom has a huge walk in shower and a bright full length window. There is a functional intercom system throughout the home with a built-in radio. Exterior has been freshly painted. This lovely home also has a beautiful treelined path in the back of the home. There is a covered carport, a work room, a a storage shed. There is also plenty of parking at the main clubhouse which is in close proximity to this home. This home is so beautiful, call your Realtor to see this home today!

9. 2022-11-14
   status Active 1257-char remark

   Show marketing remark (1257 chars)

   Welcome to Westlake Park! A wonderful 55+ Mobile Home Park. This community has so much to offer including a spacious clubhouse, two community pools, two spas, a gym, a covered BBQ area, tree-lined trails and more. Upon entering this lovely home you will find a large living room and dining area with a gorgeous built-in glass hutch with lights. A cozy fireplace, and so much storage. The kitchen offers pull out drawers in almost all the cabinets, a breakfast bar and is fully equipped with a refrigerator with an ice-maker, a stove, self cleaning oven, microwave and dishwasher. There are new ceiling fans in the living room and dining room. Indoor laundry room. The primary bedroom has a connected bathroom with lots of storage, double sinks and a garden tub. The guest bathroom has a huge walk in shower and a bright full length window. There is a functional intercom system throughout the home with a built-in radio. Exterior has been freshly painted. This lovely home also has a beautiful treelined path in the back of the home. There is a covered carport, a work room, a a storage shed. There is also plenty of parking at the main clubhouse which is in close proximity to this home. This home is so beautiful, call your Realtor to see this home today!

10. 2022-11-05
    status Pending 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to Westlake Park! A wonderful 55+ Mobile Home Park. This community has so much to offer including a spacious clubhouse, two community pools, two spas, a gym, a covered BBQ area, tree-lined trails and more. Upon entering this lovely home you will find a large living room and dining area with a gorgeous built-in glass hutch with lights. A cozy fireplace, and so much storage. The kitchen offers pull out drawers in almost all the cabinets, a breakfast bar and is fully equipped with a refrigerator with an ice-maker, a stove, self cleaning oven, microwave and dishwasher. There are new ceiling fans in the living room and dining room. Indoor laundry room. The primary bedroom has a connected bathroom with lots of storage, double sinks and a garden tub. The guest bathroom has a huge walk in shower and a bright full length window. There is a functional intercom system throughout the home with a built-in radio. Exterior has been freshly painted. This lovely home also has a beautiful treelined path in the back of the home. There is a covered carport, a work room, a a storage shed. There is also plenty of parking at the main clubhouse which is in close proximity to this home. This home is so beautiful, call your Realtor to see this home today!

11. 2022-10-05
    listed $128,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Welcome to Westlake Park! A wonderful 55+ Mobile Home Park. This community has so much to offer including a spacious clubhouse, two community pools, two spas, a gym, a covered BBQ area, tree-lined trails and more. Upon entering this lovely home you will find a large living room and dining area with a gorgeous built-in glass hutch with lights. A cozy fireplace, and so much storage. The kitchen offers pull out drawers in almost all the cabinets, a breakfast bar and is fully equipped with a refrigerator with an ice-maker, a stove, self cleaning oven, microwave and dishwasher. There are new ceiling fans in the living room and dining room. Indoor laundry room. The primary bedroom has a connected bathroom with lots of storage, double sinks and a garden tub. The guest bathroom has a huge walk in shower and a bright full length window. There is a functional intercom system throughout the home with a built-in radio. Exterior has been freshly painted. This lovely home also has a beautiful treelined path in the back of the home. There is a covered carport, a work room, a a storage shed. There is also plenty of parking at the main clubhouse which is in close proximity to this home. This home is so beautiful, call your Realtor to see this home today!

12. 2004-03-04
    soldstatus $41,900
13. 2004-02-06
    price $43,900
14. 2004-02-06
    historical
15. 2004-01-07
    listed $41,900
16. 2003-05-23
    soldstatus $13,480,000
17. 2003-05-08
    soldstatus $71,000
18. 2003-04-08
    price $74,000
19. 2003-04-08
    historical
20. 2003-03-20
    soldstatus $43,000
21. 2003-02-20
    listed $71,000
22. 2003-01-31
    historical
23. 2003-01-30
    listed $43,000
24. 1986-12-29
    soldstatus $2,178,000

ⓘ 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 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: $29,418
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$4,073
• Taxable income: $9,996
• Est. tax owed @ 24.0%: −$2,399
• After-tax cash flow: $9,231/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

-93.6% since first listed

22 events — show timeline

• 2026-04-01 Price Changed $140,000 CRMLS
• 2026-03-20 Price Changed $150,000 CRMLS
• 2026-03-12 Listed $160,000 CRMLS
• 2023-02-22 Sold (MLS) $100,000 FRESNOMLS
• 2023-01-17 Pending — FRESNOMLS
• 2022-12-08 Price Changed $124,000 FRESNOMLS
• 2022-11-14 Relisted — FRESNOMLS
• 2022-11-05 Pending — FRESNOMLS
• 2022-10-05 Listed $128,000 FRESNOMLS
• 2004-03-04 Sold (MLS) $41,900 FRESNOMLS
• 2004-02-06 Delisted — FRESNOMLS
• 2004-02-06 Price Changed $43,900 FRESNOMLS
• 2004-01-07 Listed $41,900 FRESNOMLS
• 2003-05-23 Sold (Public Records) $13,480,000 Public Records
• 2003-05-08 Sold (MLS) $71,000 FRESNOMLS
• 2003-04-08 Delisted — FRESNOMLS
• 2003-04-08 Price Changed $74,000 FRESNOMLS
• 2003-03-20 Sold (MLS) $43,000 FRESNOMLS
• 2003-02-20 Listed $71,000 FRESNOMLS
• 2003-01-31 Delisted — FRESNOMLS
• 2003-01-30 Listed $43,000 FRESNOMLS
• 1986-12-29 Sold (Public Records) $2,178,000 Public Records

Property tax history

+58.3%/yr

Latest (2025): $64,498 · -2.9% YoY. Source: county tax records.