3286 N Vaughan Ave · Fresno, CA 93723

$466,000

5 bd · 3.0 ba · 2,261 sqft · SingleFamily · 66 Days on market

Built 2026 Excellent condition Garage $206/sqft · at area comps Est $477k · at est.

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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 +8.5/15.0
• Cash flow +7.6/30.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

On the first floor of this new two-story home is a spacious open-concept floorplan that blends the kitchen, living and dining areas, with a convenient bedroom and full bathroom located near the foyer. On the second floor, three additional bedrooms and a luxurious owner's suite surround a versatile and inviting loft area, perfect for shared living and recreation.

Key facts

• Full bathroom
• Versatile loft area
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• KITCHEN LIVING DINING AREAS
• FULL BATHROOM
• LUXURIOUS OWNER'S SUITE
• VERSATILE LOFT AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $466k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (27.6% below list).
• Recommended offer: $338k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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+, crime F.
• Central Unified (urban): math 18% / reading 40% proficiency, ranked #345 of 517 in CA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harvest Elementary (math 24% / reading 75%, grade D+, #387 of 1,571 statewide, top 26%, 972 students, 75% FRL); Glacier Point Middle (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 873 students, 86% FRL); Central East High (math 20% / reading 41%, grade F, #710 of 1,170 statewide, top 61%, 2,061 students, 82% FRL) — zoned schools average 81% FRL vs 58% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 29% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Central Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 261 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 31% of the median local income ($129k/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 $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($438k) is reasonable based on typical stale-listing flexibility.

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 $337,600 (27.6% 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 66 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $476,622
• List price: $466,000
• Delta: -2.23%
• 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
5871 W Fedora Ave	0.28mi	5/3.8	2,242 (-1%)	10mo	$455,000	$203	74
6080 W Lansing Way #77	0.24mi	4/3.0 (-1)	2,126 (-6%)	4mo	$463,990	$218	70
6091 W Lansing Way	0.22mi	4/3.0 (-1)	2,126 (-6%)	6mo	$492,000	$231	70
6155 W Lansing Way	0.22mi	4/3.0 (-1)	2,126 (-6%)	6mo	$459,990	$216	70
6119 W Flint Way Lot 63	0.25mi	4/3.5 (-1)	2,454 (+8%)	2mo	$480,000	$196	65
6072 W Lansing Way	0.24mi	4/3.5 (-1)	2,454 (+8%)	5mo	$510,000	$208	63
3637 N Mccaffrey Ave	0.64mi	5/3.5	2,428 (+7%)	3mo	$460,000	$189	54
5813 W Ramona Way	0.37mi	4/2.8 (-1)	2,407 (+6%)	17mo	$455,000	$189	52
3238 Bryan Ave	0.28mi	4/3.0 (-1)	2,051 (-9%)	24mo	$699,000	$341	47
5566 W Farrin Ave	0.70mi	5/3.5	2,442 (+8%)	7mo	$475,000	$195	46
5536 W Garland Ave	0.62mi	4/2.0 (-1)	1,968 (-13%)	11mo	$439,000	$223	31
6381 W Austin Way (lot 54)	0.75mi	4/2.5 (-1)	1,924 (-15%)	4mo	$449,990	$234	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.15×
• Total profit: $-110,706
• Equity at exit: $69,482

10-year hold

• IRR: -20.8%
• Equity multiple: -0.09×
• Total profit: $-141,578
• Equity at exit: $40,291

Cash invested: $130,480 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 72 active · 7 under contract
• Months of supply: 30.9 mo (3%/mo absorbed)
• Median asking: $475,970 ($225/sqft)
• Median days on market: 57 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: -6.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93723

• Home prices YoY: -19.4%
• Active inventory: 261
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$2,444
• Tax est. 1.5%: −$582 /mo · $6,990/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-553

Break-even live

Break-even rent $4,076

Max offer price $385,925

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-392	+0% $-553	+5% $-714	+10% $-875
Rent	-10% $-820	-5% $-687	+0% $-553	+5% $-420	+10% $-287
Rate	-1.0pp $-319	-0.5pp $-435	base $-553	+0.5pp $-674	+1.0pp $-797

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: $116,500
• Closing costs: $13,980
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3396 N Vaughan Ave Fresno, CA	5.0	3.5	2623	$3,000	$1.14	32d	1	0.12mi
3323 N Contessa Ave Fresno, CA	4.0	2.0	1755	$2,910	$1.66	19d	1	0.25mi
5531 W Flint Way Fresno, CA	5.0	3.5	2369	$3,000	$1.27	16d	1	0.67mi
5883 W Austin Way Fresno, CA	4.0	3.0	2103	$3,000	$1.43	73d	1	0.84mi
3706 N State St Fresno, CA	6.0	3.0	2725	$3,500	$1.28	93d	1	0.93mi
6130 W Norwich Ave Unit 6130 Fresno, CA	4.0	3.0	1894	$2,900	$1.53	59d	1	1.21mi
5460 W Ashcroft Ave Fresno, CA	5.0	2.5	2410	$2,895	$1.20	73d	1	1.28mi

Property features AI

Finance

• Financial info: List price $456,900

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family residence (spec-built)Malaga floor plan
• Exterior features: Living area approximately 2261Street address: 3286 N Vaughan Ave, Fresno, CA 93723

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Malaga plan)Active listing

Listing history 35 events

1. 2026-07-24
   days on market $466,000 Active 66 DOM
2. 2026-07-23
   days on market $466,000 Active 65 DOM
3. 2026-07-22
   days on market $466,000 Active 64 DOM
4. 2026-07-07
   days on market $466,000 Active 63 DOM
5. 2026-07-06
   days on market $466,000 Active 62 DOM
6. 2026-07-05
   days on market $466,000 Active 61 DOM
7. 2026-07-03
   days on market $466,000 Active 59 DOM
8. 2026-07-02
   days on market $466,000 Active 58 DOM
9. 2026-07-01
   days on market $466,000 Active 57 DOM
10. 2026-06-30
    price $466,000 Active 56 DOM
11. 2026-06-30
    days on market $469,300 Active 56 DOM
12. 2026-06-29
    days on market $469,300 Active 55 DOM
13. 2026-06-28
    days on market $469,300 Active 54 DOM
14. 2026-06-27
    days on market $469,300 Active 53 DOM
15. 2026-06-27
    pricedays on market $469,300 Active 52 DOM
16. 2026-06-25
    pricedays on market $471,000 Active 50 DOM
17. 2026-06-22
    days on market $473,500 Active 48 DOM
18. 2026-06-21
    days on market $473,500 Active 47 DOM
19. 2026-06-18
    days on market $473,500 Active 44 DOM
20. 2026-06-17
    days on market $473,500 Active 43 DOM
21. 2026-06-16
    pricedays on market $473,500 Active 42 DOM
22. 2026-06-15
    days on market $468,500 Active 41 DOM
23. 2026-06-13
    days on market $468,500 Active 39 DOM
24. 2026-06-13
    days on market $468,500 Active 38 DOM
25. 2026-06-10
    days on market $468,500 Active 36 DOM
26. 2026-06-09
    days on market $468,500 Active 35 DOM
27. 2026-06-08
    days on market $468,500 Active 34 DOM
28. 2026-06-07
    pricedays on market $468,500 Active 33 DOM
29. 2026-06-03
    days on market $465,550 Active 29 DOM
30. 2026-06-02
    pricedays on market $465,550 Active 28 DOM
31. 2026-06-01
    days on market $463,250 Active 27 DOM
32. 2026-05-31
    pricedays on market $463,250 Active 26 DOM
33. 2026-05-15
    price $458,500 364-char remark
34. 2026-05-12
    price $468,050 364-char remark
35. 2026-05-05
    listed $463,350 Active 364-char remark

ⓘ 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 3/10 Moderate
• 🌡 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 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,512
• − Mortgage interest: −$26,103
• − Property taxes: −$6,990
• − Insurance: −$2,330
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$13,556
• Taxable loss: −$14,950
• Est. tax savings @ 24.0%: +$3,588
• After-tax cash flow: $-3,053/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This new two-story home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious open-concept floorplan and a luxurious owner's suite, making it an ideal investment property.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters ↑

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Roosevelt Elementary Middle Glacier Point Middle C CA #98/498 Nat'l #3,558/14,009 High Justin Garza High

Schools (NCES district)

• District: Central Unified
• NCES district ID: 0607970
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $58,363
• Composite: 26.08/100
• National rank: #7294
• State rank: #345 of 517 in CA

C Composite livability gradescore 62/100

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 · 1,042,971 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 14,726
• Household income: $128,725
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 46% White 24% Two or more races 21% Asian 20% Black 6%
• Hispanic origin (detail): Mexican 42% Puerto Rican 1%
• Common ancestry: Italian 2% Iranian 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 62% English-only · Spanish 21% Other Indo-European 10% Other Asian/Pacific 4%

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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: ▼ -82.00%
• Current HPI: 341.348
• Rent YoY: —
• Metro: Fresno, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Financial info: List price $456,900

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family residence (spec-built)Malaga floor plan
• Exterior features: Living area approximately 2261Street address: 3286 N Vaughan Ave, Fresno, CA 93723

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Malaga plan)Active listing