2706 W Ashlan Ave #329 · Fresno, CA 93705

$109,900

2 bd · 2.0 ba · 2,076 sqft · Manufactured public records · 503 Days on market

Built 1976 $53/sqft · 12% below area Est $125k · 12% under ↓ 15% since listing

---

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 +30.0/30.0
• ARV discount +13.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Huge price reduction! Perfect park location--on a cul-de-sac and adjacent to guest parking and green space. This is the largest home in the 55+ community park. Both bedrooms are very spacious and both baths have step-in showers. There is also a tub in the main bath. There is an enclosed patio that can be used as a third bedroom for guests. The great room includes a built-in hutch at the dining room area. Exterior was painted within the last two years, as well as some new interior paint. The space rent includes access to the many common spaces in the gated park: night security, duck pond with picnic area, two pools, two saunas, two hot tubs, and two club houses (laundry facilities, exercise room, pool tables, card tables, Ping-Pong tables). To enter, use gate code 999 for office to answer and allow access.

Key facts

• Guest parking
• Green space
• Gated park

Tags

• CUL-DE-SAC
• GUEST PARKING
• GREEN SPACE
• ENCLOSED PATIO
• BUILT-IN HUTCH
• GATED PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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+, 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 comparable units currently listed for rent nearby; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 39% 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 $760 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 503 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 503 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.82%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (median comp): $125,068
• List price: $109,900
• Delta: -12.13%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 W Ashlan Ave #111	0.03mi	2/2.0	1,900 (-8%)	0mo	$115,000	$61	84
2706 W Ashlan Ave #150	0.00mi	2/2.0	1,850 (-11%)	15mo	$126,000	$68	69

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: 27.9%
• Equity multiple: 2.19×
• Total profit: $36,653
• Equity at exit: $16,386

10-year hold

• IRR: 36.5%
• Equity multiple: 4.72×
• Total profit: $114,454
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $790

Break-even live

Break-even rent $846

Max offer price $109,900

Occupancy floor 52%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.22mi
5355 N Valentine Ave Fresno, CA	2.0–3.0	1.5–2.5	1318	$2,021	$1.53	16d	1	1.41mi

Listing history 28 events

1. 2026-06-18
   days on market $109,900 Active 503 DOM
2. 2026-06-17
   days on market $109,900 Active 502 DOM
3. 2026-06-16
   days on market $109,900 Active 501 DOM
4. 2026-06-15
   days on market $109,900 Active 500 DOM
5. 2026-06-13
   days on market $109,900 Active 498 DOM
6. 2026-06-10
   days on market $109,900 Active 495 DOM
7. 2026-06-09
   days on market $109,900 Active 494 DOM
8. 2026-06-08
   days on market $109,900 Active 493 DOM
9. 2026-06-07
   days on market $109,900 Active 492 DOM
10. 2026-06-05
    days on market $109,900 Active 489 DOM
11. 2026-06-03
    days on market $109,900 Active 488 DOM
12. 2026-06-02
    days on market $109,900 Active 487 DOM
13. 2026-06-01
    days on market $109,900 Active 486 DOM
14. 2026-05-31
    days on market $109,900 Active 485 DOM
15. 2026-04-20
    price $109,900 816-char remark

    Show marketing remark (816 chars)

    Huge price reduction! Perfect park location--on a cul-de-sac and adjacent to guest parking and green space. This is the largest home in the 55+ community park. Both bedrooms are very spacious and both baths have step-in showers. There is also a tub in the main bath. There is an enclosed patio that can be used as a third bedroom for guests. The great room includes a built-in hutch at the dining room area. Exterior was painted within the last two years, as well as some new interior paint. The space rent includes access to the many common spaces in the gated park: night security, duck pond with picnic area, two pools, two saunas, two hot tubs, and two club houses (laundry facilities, exercise room, pool tables, card tables, Ping-Pong tables). To enter, use gate code 999 for office to answer and allow access.

16. 2025-10-10
    price $114,900 816-char remark

    Show marketing remark (816 chars)

    Huge price reduction! Perfect park location--on a cul-de-sac and adjacent to guest parking and green space. This is the largest home in the 55+ community park. Both bedrooms are very spacious and both baths have step-in showers. There is also a tub in the main bath. There is an enclosed patio that can be used as a third bedroom for guests. The great room includes a built-in hutch at the dining room area. Exterior was painted within the last two years, as well as some new interior paint. The space rent includes access to the many common spaces in the gated park: night security, duck pond with picnic area, two pools, two saunas, two hot tubs, and two club houses (laundry facilities, exercise room, pool tables, card tables, Ping-Pong tables). To enter, use gate code 999 for office to answer and allow access.

17. 2025-08-12
    price $123,900 816-char remark

    Show marketing remark (816 chars)

    Huge price reduction! Perfect park location--on a cul-de-sac and adjacent to guest parking and green space. This is the largest home in the 55+ community park. Both bedrooms are very spacious and both baths have step-in showers. There is also a tub in the main bath. There is an enclosed patio that can be used as a third bedroom for guests. The great room includes a built-in hutch at the dining room area. Exterior was painted within the last two years, as well as some new interior paint. The space rent includes access to the many common spaces in the gated park: night security, duck pond with picnic area, two pools, two saunas, two hot tubs, and two club houses (laundry facilities, exercise room, pool tables, card tables, Ping-Pong tables). To enter, use gate code 999 for office to answer and allow access.

18. 2025-02-23
    price $129,900 816-char remark

    Show marketing remark (816 chars)

    Huge price reduction! Perfect park location--on a cul-de-sac and adjacent to guest parking and green space. This is the largest home in the 55+ community park. Both bedrooms are very spacious and both baths have step-in showers. There is also a tub in the main bath. There is an enclosed patio that can be used as a third bedroom for guests. The great room includes a built-in hutch at the dining room area. Exterior was painted within the last two years, as well as some new interior paint. The space rent includes access to the many common spaces in the gated park: night security, duck pond with picnic area, two pools, two saunas, two hot tubs, and two club houses (laundry facilities, exercise room, pool tables, card tables, Ping-Pong tables). To enter, use gate code 999 for office to answer and allow access.

19. 2025-01-30
    listed $139,900 Active 816-char remark

    Show marketing remark (816 chars)

    Huge price reduction! Perfect park location--on a cul-de-sac and adjacent to guest parking and green space. This is the largest home in the 55+ community park. Both bedrooms are very spacious and both baths have step-in showers. There is also a tub in the main bath. There is an enclosed patio that can be used as a third bedroom for guests. The great room includes a built-in hutch at the dining room area. Exterior was painted within the last two years, as well as some new interior paint. The space rent includes access to the many common spaces in the gated park: night security, duck pond with picnic area, two pools, two saunas, two hot tubs, and two club houses (laundry facilities, exercise room, pool tables, card tables, Ping-Pong tables). To enter, use gate code 999 for office to answer and allow access.

20. 2024-04-25
    historical
21. 2023-11-08
    soldstatus $100,000 Sold
22. 2023-10-19
    status Backup
23. 2023-10-07
    price $118,000
24. 2023-08-24
    status Active
25. 2023-08-14
    listed $124,000 Active
26. 2023-08-03
    status Pending
27. 2023-08-02
    price $124,000
28. 2023-07-05
    listed $130,000 Active

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $835 · $70/mo
• Expected delta: +$281/yr (+$23/mo · 50.8%)

ⓘ 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: $22,155
• − Mortgage interest: −$6,156
• − Property taxes: −$554
• − Insurance: −$550
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$3,197
• Taxable income: $8,154
• Est. tax owed @ 24.0%: −$1,957
• After-tax cash flow: $7,526/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

-15.5% since first listed

14 events — show timeline

• 2026-04-20 Price Changed $109,900 FRESNOMLS
• 2025-10-10 Price Changed $114,900 FRESNOMLS
• 2025-08-12 Price Changed $123,900 FRESNOMLS
• 2025-02-23 Price Changed $129,900 FRESNOMLS
• 2025-01-30 Listed $139,900 FRESNOMLS
• 2024-04-25 Listing Removed — CRMLS
• 2023-11-08 Sold (MLS) $100,000 FRESNOMLS
• 2023-10-19 Pending — FRESNOMLS
• 2023-10-07 Price Changed $118,000 FRESNOMLS
• 2023-08-24 Relisted — FRESNOMLS
• 2023-08-14 Listed $124,000 CRMLS
• 2023-08-03 Pending — FRESNOMLS
• 2023-08-02 Price Changed $124,000 FRESNOMLS
• 2023-07-05 Listed $130,000 FRESNOMLS