2522 E Grant Ave · Fresno, CA 93701

$209,000

3 bd · 1.0 ba · 938 sqft · SingleFamily public records · 62 Days on market

Built 1920 3,750 sqft lot $223/sqft · 8% below area Est $226k · 8% under

---

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).

• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Don't Miss out on this fantastic opportunity in central Fresno! This two-story bungalow styled home features 3 bedrooms 1 bath, making it perfect for a first time home buyers or a small family looking to add their own personal touches. The home showcases tile, vinyl, and carpet flooring throughout, along with indoor laundry hook ups for added convenience. Located close to grocery stores and with easy freeway access, it combines comfort and practicality. Make this lovely Fresno home your own! Schedule your private showing today.

Key facts

• 3,750 sq ft lot
• Built 1920
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (36.2% below list).
• Recommended offer: $133k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% in Fresno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 41 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $1,333/mo this rent would consume 49% of the median local household income ($33k/yr) (locally 1072% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $115k; list at $209k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,321 (36.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.64% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 13.1

CMA / ARV

• ARV (median comp): $226,243
• List price: $209,000
• Delta: -7.62%
• 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
2726 E Washington Ave	0.14mi	3/1.0	909 (-3%)	6mo	$262,000	$288	83
244 N U St	0.19mi	3/1.0	1,008 (+8%)	6mo	$250,000	$248	74
3006 E Mckenzie	0.38mi	2/1.0 (-1)	938 (0%)	6mo	$255,000	$272	72
2524 E Grant Ave	0.01mi	2/1.0 (-1)	821 (-12%)	7mo	$193,000	$235	68
2636 E Washington Ave	0.11mi	3/2.0	1,069 (+14%)	4mo	$220,000	$206	65
2743 E Hammond Ave	0.73mi	3/1.0	947 (+1%)	2mo	$255,000	$269	63
2743 E Hammond Ave	0.73mi	3/1.0	947 (+1%)	2mo	$255,000	$269	63
2215 E Clay Ave	0.60mi	2/1.0 (-1)	903 (-4%)	9mo	$250,000	$277	53
2340 E Clay Ave	0.54mi	3/1.0	1,068 (+14%)	4mo	$244,000	$228	49
2427 E Tyler Ave	0.50mi	3/1.0	804 (-14%)	5mo	$115,000	$143	49
3348 E Mckenzie Ave	0.72mi	2/2.0 (-1)	1,005 (+7%)	2mo	$265,000	$264	44
2259 E Clay Ave	0.58mi	3/1.0	807 (-14%)	8mo	$240,000	$297	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.65×
• Total profit: $96,776
• Equity at exit: $188,284

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $298,241
• Equity at exit: $406,041

Cash invested: $58,520 (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 93701

• Home prices YoY: 6.4%
• Active inventory: 41
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-267

Break-even live

Break-even rent $1,671

Max offer price $161,862

Occupancy floor —

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2056 E White Ave Apt B Fresno, CA	2.0	1.0	1050	$1,250	$1.19	43d	1	0.31mi
453 N Orchard St Apt C Fresno, CA	2.0	1.0	630	$1,250	$1.98	3d	1	0.34mi
2995 E Nevada Ave Apt D Fresno, CA	2.0	1.0	850	$1,150	$1.35	43d	1	0.39mi
3033 E Platt Ave Fresno, CA	2.0	1.0	975	$1,016	$1.04	1d	1	0.62mi
109 N Glenn Ave Fresno, CA	2.0	1.5	1100	$1,050	$0.95	1d	1	0.78mi
3254 E Olive Ave Apt D Fresno, CA	2.0	1.0	750	$1,300	$1.73	21d	1	0.84mi
938 N Van Ness Ave Fresno, CA	2.0	1.0	628	$1,575	$2.51	16d	1	1.05mi
960 N Van Ness Ave Fresno, CA	3.0	1.0	900	$1,350	$1.50	43d	1	1.05mi
1230 N College Ave Unit 1232 Fresno, CA	2.0	1.0	950	$1,500	$1.58	11d	1	1.12mi
1759 Fulton St Fresno, CA	2.0	1.0–2.5	882	$1,900	$2.15	1d	1	1.12mi
1532 N Calaveras St Fresno, CA	2.0	2.0	848	$1,800	$2.12	21d	1	1.18mi
2103 N Angus St Unit 2139-C Fresno, CA	2.0	1.0	875	$1,300	$1.49	43d	1	1.41mi
1619 N 6th St Unit **21 6th-880 Fresno, CA	2.0	1.0	950	$1,325	$1.39	43d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $209,000 Active 62 DOM
2. 2026-06-17
   days on market $209,000 Active 61 DOM
3. 2026-06-16
   days on market $209,000 Active 60 DOM
4. 2026-06-15
   days on market $209,000 Active 59 DOM
5. 2026-06-13
   days on market $209,000 Active 57 DOM
6. 2026-06-10
   days on market $209,000 Active 54 DOM
7. 2026-06-09
   days on market $209,000 Active 53 DOM
8. 2026-06-08
   days on market $209,000 Active 52 DOM
9. 2026-06-07
   days on market $209,000 Active 51 DOM
10. 2026-06-05
    days on market $209,000 Active 48 DOM
11. 2026-06-03
    days on market $209,000 Active 47 DOM
12. 2026-06-02
    days on market $209,000 Active 46 DOM
13. 2026-06-01
    days on market $209,000 Active 45 DOM
14. 2026-05-31
    days on market $209,000 Active 44 DOM
15. 2026-04-17
    listed $209,000 Active 533-char remark

    Show marketing remark (533 chars)

    Don't Miss out on this fantastic opportunity in central Fresno! This two-story bungalow styled home features 3 bedrooms 1 bath, making it perfect for a first time home buyers or a small family looking to add their own personal touches. The home showcases tile, vinyl, and carpet flooring throughout, along with indoor laundry hook ups for added convenience. Located close to grocery stores and with easy freeway access, it combines comfort and practicality. Make this lovely Fresno home your own! Schedule your private showing today.

16. 2019-08-19
    price $115,000 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

17. 2019-08-16
    soldstatus $115,000 Sold 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

18. 2019-08-16
    soldstatus $115,000

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

19. 2019-07-30
    status Pending 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

20. 2019-07-28
    price $119,500 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

21. 2019-04-24
    status Active 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

22. 2019-04-24
    price $119,500 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

23. 2019-04-09
    historical 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

24. 2018-11-21
    status Active 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

25. 2018-11-21
    historical 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

26. 2018-07-31
    listed $124,500 Active 276-char remark

    Show marketing remark (276 chars)

    Your Investment Opportunity Awaits you! 3/1 rental property. Rent is $785 a month. Cash preferred, all offers including financing will be entertained.Brand new plank flooring just installed this month. Property has been well maintained, new water heater & updated kitchen!

27. 2018-04-12
    price $124,995
28. 2007-08-03
    soldstatus $105,000
29. 2007-06-22
    price $119,927
30. 2007-06-22
    historical
31. 2007-06-22
    listed $119,927
32. 2006-01-06
    soldstatus $125,000
33. 2005-12-09
    historical
34. 2005-12-09
    price $145,000
35. 2005-11-17
    listed $125,000
36. 1983-08-01
    soldstatus $21,000
37. 1981-02-13
    soldstatus $26,500

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 40 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,999
• − Mortgage interest: −$11,707
• − Property taxes: −$1,644
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$6,080
• Taxable loss: −$7,037
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-1,513/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): 9,808
• Household income: $32,768
• Rent vs Own: 85.6% rent · 14.4% own
• Severe rent burden: 1072.0

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 (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 23% White 10% Black 6% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Scotch-Irish 1% Italian 1%
• Foreign-born: 32% · Canada
• Languages at home: 33% English-only · Spanish 61% 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: ▲ 27.24%
• Current HPI: 452.1844
• 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

+688.7% since first listed

23 events — show timeline

• 2026-04-17 Listed $209,000 FRESNOMLS
• 2019-08-19 Price Changed $115,000 FRESNOMLS
• 2019-08-16 Sold (Public Records) $115,000 Public Records
• 2019-08-16 Sold (MLS) $115,000 FRESNOMLS
• 2019-07-30 Pending — FRESNOMLS
• 2019-07-28 Price Changed $119,500 FRESNOMLS
• 2019-04-24 Relisted — FRESNOMLS
• 2019-04-24 Price Changed $119,500 FRESNOMLS
• 2019-04-09 Delisted — FRESNOMLS
• 2018-11-21 Relisted — FRESNOMLS
• 2018-11-21 Delisted — FRESNOMLS
• 2018-07-31 Listed $124,500 FRESNOMLS
• 2018-04-12 Price Changed $124,995 FRESNOMLS
• 2007-08-03 Sold (MLS) $105,000 FRESNOMLS
• 2007-06-22 Listed $119,927 FRESNOMLS
• 2007-06-22 Delisted — FRESNOMLS
• 2007-06-22 Price Changed $119,927 FRESNOMLS
• 2006-01-06 Sold (MLS) $125,000 FRESNOMLS
• 2005-12-09 Price Changed $145,000 FRESNOMLS
• 2005-12-09 Delisted — FRESNOMLS
• 2005-11-17 Listed $125,000 FRESNOMLS
• 1983-08-01 Sold (Public Records) $21,000 Public Records
• 1981-02-13 Sold (Public Records) $26,500 Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,644 · +3.9% YoY. Source: county tax records.