1039 N Roosevelt Ave · Fresno, CA 93728

$165,000

3 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 5 Days on market

Built 1918 5,079 sqft lot ↓ 8% since listing

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market at no fault of the seller. Buyer was unable to perform on their offer. Investor special in the demanding Tower District! Originally was a 3 bed, 2 bath, with a laundry room and kitchen. Home still sits on a beautiful lot with a front and back yard. The word potential is clear with this one. There is enough room out back to pop an ADU or garage as well! Drive by or contact me for a private showing. You do not want to miss out on a chance to snag this one off the market. Owner finance is available. .. Please reach out to request the documents. (attached in MLS) Seller offering owner finance - contact for terms

Key facts

• Adu or garage
• Front and back yard
• Room out back

Tags

• FRONT AND BACK YARD
• ROOM OUT BACK
• ADU OR GARAGE

Property features AI

Exterior

• Utilities: Electric service is off; Public sewer; Public utilities
• Home design: Single family residence
• Construction: Wood siding; Composition roof; Concrete foundation with wood sub-floor; No solar
• Exterior features: One level; Urban lot; Lot dimensions approximately 40 x 127

Interior

• Bathrooms: 1.75 bathrooms
• Heating & cooling: No cooling
• Interior features: Laundry inside
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.5% 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: Muir Elementary (476 students, 94% 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 94% FRL vs 77% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 56 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/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 $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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $165,000

Questions for the listing agent

1. Built in 1918 — 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: 1.13% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $369,637,735
• List price: $165,000
• Delta: -99.95%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1275 N Farris Ave	0.41mi	3/1.5	1,130 (+3%)	1mo	$325,000	$288	74
1555 N Roosevelt Ave	0.53mi	2/2.0 (-1)	1,076 (-2%)	0mo	$344,900	$321	67
1332 N Wilson	0.25mi	3/1.0	1,210 (+10%)	0mo	$240,000	$198	67
1494 N Wilson Ave	0.45mi	2/1.0 (-1)	1,112 (+1%)	2mo	$315,000	$283	66
1494 N Wilson Ave	0.45mi	2/1.0 (-1)	1,112 (+1%)	2mo	$315,000	$283	66
1491 N Farris Ave	0.58mi	3/2.0	1,166 (+6%)	1mo	$350,000	$300	62
981 N Thorne Ave	0.45mi	3/2.0	1,220 (+11%)	3mo	$356,000	$292	58
1543 N Thorne Ave	0.67mi	2/1.0 (-1)	1,082 (-2%)	1mo	$312,000	$288	56
1234 N Del Mar Ave	0.57mi	3/1.0	1,188 (+8%)	2mo	$315,000	$265	54
704 N Roosevelt Ave	0.30mi	2/1.0 (-1)	1,254 (+14%)	0mo	$271,000	$216	53
1237 N Adoline Ave	0.52mi	3/1.0	1,257 (+14%)	3mo	$340,000	$270	45
807 E Peralta Way	0.71mi	3/1.0	1,228 (+12%)	1mo	$375,000	$305	43

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 · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,883
• Equity at exit: $24,602

10-year hold

• IRR: 14.0%
• Equity multiple: 2.22×
• Total profit: $56,175
• Equity at exit: $14,266

Cash invested: $46,200 (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 93728

• Home prices YoY: -33.8%
• Rents YoY: 5.0%
• Active inventory: 56
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$865
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $438

Break-even live

Break-even rent $1,319

Max offer price $165,000

Occupancy floor 72%

Sensitivity live

Price	-10% $531	-5% $484	+0% $438	+5% $391	+10% $344
Rent	-10% $290	-5% $364	+0% $438	+5% $512	+10% $585
Rate	-1.0pp $521	-0.5pp $480	base $438	+0.5pp $395	+1.0pp $351

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1348 N Wilson Ave Fresno, CA	3.0	2.0	1350	$2,325	$1.72	24d	1	0.24mi
1042 N Harrison Ave Unit A Fresno, CA	3.0	1.0	1152	$1,750	$1.52	24d	1	0.32mi
1249 N Harrison Ave Fresno, CA	3.0	1.0	1200	$1,750	$1.46	44d	1	0.35mi
915 N Harrison Ave Fresno, CA	3.0	2.0	1198	$1,800	$1.50	44d	1	0.38mi
960 N Van Ness Ave Fresno, CA	3.0	1.0	900	$1,350	$1.50	44d	1	0.39mi
1230 N College Ave Unit 1232 Fresno, CA	2.0	1.0	950	$1,500	$1.58	12d	1	0.43mi
9 E Olive Ave Fresno, CA	2.0	1.0	1000	$1,800	$1.80	4d	1	0.44mi
803 E Peralta Way Unit Main house Fresno, CA	2.0	2.0	1000	$2,500	$2.50	24d	1	0.67mi
1321 N Calaveras St Fresno, CA	3.0	2.0	1300	$2,200	$1.69	4d	1	0.72mi
330 N Van Ness Ave #101 Fresno, CA	3.0	2.5	1416	$1,995	$1.41	24d	1	0.74mi
330 N Van Ness Ave #105 Fresno, CA	3.0	2.5	1416	$2,200	$1.55	44d	1	0.74mi
330 N Van Ness Ave #112 Fresno, CA	3.0	2.5	1416	$2,095	$1.48	44d	1	0.74mi
610 W Hammond Ave Unit 614 Fresno, CA	2.0	1.0	750	$1,295	$1.73	2d	1	0.79mi
1532 N Calaveras St Fresno, CA	2.0	2.0	848	$1,800	$2.12	22d	1	0.86mi
745 E Cambridge Ave Apt 201 Fresno, CA	3.0	2.0	1000	$1,595	$1.59	45d	1	0.90mi
1584 N Carruth Ave Fresno, CA	3.0	1.0	1002	$2,995	$2.99	44d	1	0.91mi
1578 N Delno Ave Unit A Fresno, CA	3.0	2.0	1300	$2,050	$1.58	44d	1	0.96mi
109 N Glenn Ave Fresno, CA	2.0	1.5	1100	$1,050	$0.95	2d	1	1.08mi
2056 E White Ave Apt B Fresno, CA	2.0	1.0	1050	$1,250	$1.19	44d	1	1.14mi
1759 Fulton St Fresno, CA	2.0	1.0–2.5	882	$1,900	$2.15	2d	1	1.14mi
2343 N Arthur Ave Fresno, CA	2.0	2.0	812	$1,695	$2.09	22d	1	1.16mi
2365 N Arthur Ave Fresno, CA	2.0	2.0	812	$1,695	$2.09	22d	1	1.17mi
2379 N Arthur Ave Fresno, CA	2.0	2.0	812	$1,695	$2.09	22d	1	1.18mi
2381 N Arthur Ave Fresno, CA	2.0	2.0	830	$1,850	$2.23	22d	1	1.18mi
210 E Harvard Ave Fresno, CA	3.0	1.0	1406	$2,395	$1.70	24d	1	1.18mi
2383 N Arthur Ave Fresno, CA	2.0	2.0	830	$1,795	$2.16	22d	1	1.18mi
1620 E Yale Ave Apt 202 Fresno, CA	2.0	1.0	825	$1,495	$1.81	44d	1	1.19mi
1510 N Brooks Ave Unit Advertising Unit Fresno, CA	2.0	1.0	805	$1,150	$1.43	2d	1	1.21mi
2355 E Olive Ave Fresno, CA	3.0	2.0	1265	$2,250	$1.78	24d	1	1.25mi
2007 N Teilman Ave Fresno, CA	2.0	1.0	850	$1,350	$1.59	44d	1	1.25mi
2601 N Thorne Ave Fresno, CA	4.0	2.5	1154	$2,300	$1.99	44d	1	1.27mi
728 W Vassar Ave Unit 102 Fresno, CA	3.0	2.0	1226	$2,450	$2.00	44d	1	1.33mi

Listing history 14 events

1. 2026-06-21
   days on market $165,000 Active 5 DOM
2. 2026-06-18
   days on market $165,000 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $165,000 Active 1 DOM
4. 2026-06-15
   days on market $175,000 Active 62 DOM
5. 2026-06-13
   days on market $175,000 Active 60 DOM
6. 2026-06-10
   days on market $175,000 Active 57 DOM
7. 2026-06-09
   days on market $175,000 Active 56 DOM
8. 2026-06-08
   days on market $175,000 Active 55 DOM
9. 2026-06-07
   days on market $175,000 Active 54 DOM
10. 2026-06-05
    days on market $175,000 Active 51 DOM
11. 2026-06-03
    days on market $175,000 Active 50 DOM
12. 2026-06-02
    days on market $175,000 Active 49 DOM
13. 2026-06-01
    days on market $175,000 Active 48 DOM
14. 2026-05-31
    days on market $175,000 Active 47 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: $1,295 · $108/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 48 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,473
• − Mortgage interest: −$9,243
• − Property taxes: −$1,295
• − Insurance: −$825
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,800
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $4,599/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): 18,313
• Household income: $62,986
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 940.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 23% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 53% English-only · Spanish 43% Other Asian/Pacific 3%

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: ▼ -214.61%
• Current HPI: 419.8763
• Rent YoY: ▲ 4.97%
• 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

-8.3% since first listed

3 events — show timeline

• 2026-06-16 Listed $165,000 FRESNOMLS
• 2026-03-11 Price Changed $175,000 FRESNOMLS
• 2026-02-26 Listed $180,000 FRESNOMLS

Property tax history

+12.9%/yr

Latest (2025): $1,295 · +18.9% YoY. Source: county tax records.