272 W Pinedale Ave · Fresno, CA 93650

$297,000

4 bd · 2.0 ba · 1,428 sqft · MultiFamily public records · 8 Days on market

Built 1928 9,374 sqft lot $208/sqft · 14% below area Est $344k · 14% under

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Why this score? — see what drove the A- 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 +28.4/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• Schools +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is not a foreclosure or short sale!! Deal w/seller for a quick response. Neat 2 Bd-1 Ba duplex. Surrounded by major real estate development. To be sold as is. Lot size 75 x 125. Hurry won't last. 272 W. Pinedale is currently vacant w/ lockbox.

Key facts

• 9,374 sq ft lot
• Built 1928
• Listed 8 days

Tags

• IN UNIT LAUNDRY FACILITIES
• COVERED CARPORT PARKING
• STRONG INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Carport (covered parking)
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Duplex; Single-story
• Construction: Stucco and wood siding exterior; Composition roof; Wood subfloor foundation
• Exterior features: One level; Fenced lot; Urban setting

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: In-unit laundry; No fireplace; Wall/window air conditioning
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $297k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $297k).
• Cap rate 10.2% 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.
• Clovis Unified (suburban): math 58% / reading 72% proficiency, ranked #152 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire 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 $297,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (median comp): $344,000
• List price: $297,000
• Delta: -13.66%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 W Pinedale Ave	0.00mi	4/2.0	1,428 (0%)	1mo	$298,000	$209	99
7160 N Maroa Ave	0.29mi	4/2.0	1,428 (0%)	11mo	$240,000	$168	78

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: 34.4%
• Equity multiple: 3.68×
• Total profit: $222,623
• Equity at exit: $267,561

10-year hold

• IRR: 29.7%
• Equity multiple: 8.30×
• Total profit: $607,483
• Equity at exit: $577,006

Cash invested: $83,160 (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 93650

• Home prices YoY: 2.5%
• Active inventory: 18
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,523 medium
• Mortgage (P&I): −$1,558
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $957

Break-even live

Break-even rent $2,312

Max offer price $297,000

Occupancy floor 68%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$3,522
Total (2 units)			$3,523

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 W Sierra Ave Fresno, CA	3.0	1.5	1291	$2,500	$1.94	16d	1	1.01mi
8476 N Del Mar Ave Fresno, CA	4.0	2.0	1797	$10,000	$5.56	23d	1	1.06mi
7511 N First St Fresno, CA	1.0–3.0	1.0–2.5	1078	$2,350	$2.18	1d	21	1.21mi
6052 N College Ave Unit A Fresno, CA	3.0	2.0	1200	$2,100	$1.75	43d	1	1.39mi
135 E Stuart Ave Fresno, CA	3.0	1.0	1120	$1,995	$1.78	3d	1	1.39mi
6515 N Orchard St Fresno, CA	3.0	2.0	1500	$2,300	$1.53	16d	1	1.43mi

Listing history 7 events

1. 2026-04-20
   listed $297,000 Active 691-char remark
2. 2009-03-13
   soldstatus $110,000 254-char remark

   Show marketing remark (254 chars)

   This is not a foreclosure or short sale!! Deal w/seller for a quick response. Neat 2 Bd-1 Ba duplex. Surrounded by major real estate development. To be sold as is. Lot size 75 x 125. Hurry won't last. 272 W. Pinedale is currently vacant w/ lockbox.

3. 2009-03-13
   soldstatus $110,000

   Show marketing remark (254 chars)

   This is not a foreclosure or short sale!! Deal w/seller for a quick response. Neat 2 Bd-1 Ba duplex. Surrounded by major real estate development. To be sold as is. Lot size 75 x 125. Hurry won't last. 272 W. Pinedale is currently vacant w/ lockbox.

4. 2009-01-12
   historical 254-char remark

   Show marketing remark (254 chars)

   This is not a foreclosure or short sale!! Deal w/seller for a quick response. Neat 2 Bd-1 Ba duplex. Surrounded by major real estate development. To be sold as is. Lot size 75 x 125. Hurry won't last. 272 W. Pinedale is currently vacant w/ lockbox.

5. 2009-01-02
   listed $110,000 254-char remark

   Show marketing remark (254 chars)

   This is not a foreclosure or short sale!! Deal w/seller for a quick response. Neat 2 Bd-1 Ba duplex. Surrounded by major real estate development. To be sold as is. Lot size 75 x 125. Hurry won't last. 272 W. Pinedale is currently vacant w/ lockbox.

6. 1985-10-25
   soldstatus $52,000
7. 1984-06-13
   soldstatus $60,000

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $2,257 · $188/mo
• Expected delta: +$519/yr (+$43/mo · 29.8%)

ⓘ 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 6/10 Major
• 🌡 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: $42,276
• − Mortgage interest: −$16,637
• − Property taxes: −$1,738
• − Insurance: −$1,485
• − Repairs & maintenance: −$3,382
• − Management: −$3,382
• − Depreciation: −$8,640
• Taxable income: $7,012
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $9,802/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: Clovis Unified
• NCES district ID: 0609030
• Math proficiency: 58% ▲ 1.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $71,950
• Composite: 58.7/100
• National rank: #2003
• State rank: #152 of 1400 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
• City population: 593,114
• Population (ZIP): 2,969

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 33% White 12% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Slovak 3% Romanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 41% Other Asian/Pacific 4% Other Indo-European 2%

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: ▲ 13.16%
• Current HPI: 547.5597
• Rent YoY: —
• Metro: —
• 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

+396.7% since first listed

10 events — show timeline

• 2026-05-29 Sold (Public Records) $298,000 Public Records
• 2026-05-29 Sold (MLS) $298,000 FRESNOMLS
• 2026-05-20 Pending — FRESNOMLS
• 2026-04-20 Listed $297,000 FRESNOMLS
• 2009-03-13 Sold (Public Records) $110,000 Public Records
• 2009-03-13 Sold (MLS) $110,000 FRESNOMLS
• 2009-01-12 Delisted — FRESNOMLS
• 2009-01-02 Listed $110,000 FRESNOMLS
• 1985-10-25 Sold (Public Records) $52,000 Public Records
• 1984-06-13 Sold (Public Records) $60,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,738 · +1.9% YoY. Source: county tax records.