187 W Quincy Ave · Fresno, CA 93711

$524,900

3 bd · 3.0 ba · 2,329 sqft · SingleFamily public records · 4 Days on market

Built 1981 8,681 sqft lot Est $666k · 21% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Schools +5.9/10.0
• 1% rule +5.1/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Woodward Park Custom 4 Bdrm, 3 Upstairs & 1 Down Would Make Nice Office. Mature Landscaping. Fenced Heated Pool & Spa Plus Large Patio & Lawn Area. Perfect For Large Active Family. Seller Is Very Motivated & Has Priced Under What Similar Homes In This Area Have Recently Sold For. Most Of The Inside Has Recently Been Repainted, Some New Fencing & A 4 Year Roof Certification Has Just Been Done. Please Be Courteous And Call Ahead Show 10:00 A.M. To 7:00 P.M.

Key facts

• Pool
• Mature landscaping
• Backyard patio area

Tags

• MATURE LANDSCAPING
• BACKYARD PATIO AREA
• POOL
• VAULTED CEILINGS
• WOOD-ACCENT CEILING DETAIL
• GOOD NATURAL LIGHT

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public utilities; Electric service listed as off
• Home design: Single family residence
• Construction: Stucco exterior; Composition roof; Concrete foundation; Built with no solar panels
• Exterior features: Two-level property; Private in-ground pool with fencing; Front and rear sprinklers; Urban lot setting; Lot dimensions approximately 70 x 124

Interior

• Bathrooms: 2.25 bathrooms
• Heating & cooling: Central heating and air conditioning
• Interior features: Laundry located inside; Masonry fireplace (1)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).
• Cap rate 8.5% 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.
• 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.
• Zoned schools: Pinedale Elementary (488 students, 87% FRL); Kastner Intermediate (1,133 students, 56% FRL); Clovis West High (2,089 students, 44% FRL) — zoned schools average 62% FRL vs 32% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $5,324/mo this rent would consume 61% of the median local household income ($104k/yr) (locally 1235% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $174k; list at $525k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $524,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $666,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Bluff Ave	0.30mi	4/3.0 (+1)	2,272 (-2%)	15mo	$670,000	$295	65
203 W Brier Cir	0.31mi	3/3.0	2,244 (-4%)	20mo	$630,000	$281	63
8420 N Poplar Ave	0.10mi	3/2.0	2,100 (-10%)	16mo	$600,000	$286	62
409 W Audubon	0.29mi	3/2.0	2,197 (-6%)	14mo	$685,000	$312	61
8418 N Del Mar Ave	0.08mi	3/1.8	2,014 (-14%)	13mo	$490,000	$243	58
131 W Muncie Ave	0.21mi	4/4.0 (+1)	2,461 (+6%)	17mo	$585,000	$238	58
131 W Muncie Ave	0.21mi	4/4.0 (+1)	2,461 (+6%)	17mo	$585,000	$238	58
431 W Audubon Dr	0.34mi	3/2.2	2,249 (-3%)	22mo	$675,000	$300	57
104 E Audubon Dr	0.69mi	4/2.0 (+1)	2,248 (-4%)	14mo	$669,000	$298	42
281 W Bluff Ave	0.52mi	3/2.5	2,558 (+10%)	20mo	$895,000	$350	40
8060 N Augusta St	0.73mi	3/2.8	2,008 (-14%)	9mo	$460,000	$229	35
8060 N Augusta St	0.73mi	3/2.0	2,008 (-14%)	9mo	$460,000	$229	31

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-18,078
• Equity at exit: $78,264

10-year hold

• IRR: 7.4%
• Equity multiple: 1.58×
• Total profit: $85,751
• Equity at exit: $45,384

Cash invested: $146,972 (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 93711

• Rents YoY: 4.0%
• Active inventory: 155
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $5,324 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$266 /mo · $3,189/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,118
• Net cashflow: $969

Break-even live

Break-even rent $4,098

Max offer price $524,900

Occupancy floor 77%

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: $131,225
• Closing costs: $15,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8476 N Del Mar Ave Fresno, CA	4.0	2.0	1797	$10,000	$5.56	24d	1	0.15mi
227 W Teague Ave Fresno, CA	3.0	2.0	1894	$2,950	$1.56	44d	1	0.18mi
8109 N 5th St Fresno, CA	3.0	2.0	1750	$2,350	$1.34	3d	1	1.36mi

Listing history 5 events

1. 2026-06-18
   days on market $524,900 Active 4 DOM
2. 2026-06-17
   days on market $524,900 Active 3 DOM
3. 2026-06-16
   days on market $524,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $524,900 Active 1 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: $3,189 · $266/mo
• Projected year-2 tax: $3,989 · $332/mo
• Expected delta: +$801/yr (+$67/mo · 25.1%)

ⓘ 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 7/10 Severe
• 🌡 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 44 unhealthy d/yr today · 51 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,892
• − Mortgage interest: −$29,403
• − Property taxes: −$3,189
• − Insurance: −$2,624
• − Repairs & maintenance: −$5,111
• − Management: −$5,111
• − Depreciation: −$15,270
• Taxable income: $3,184
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $10,866/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
• County: Fresno County · 834,801 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 39,245
• Household income: $104,176
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1235.0

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 16% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 3% Russian 2% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 6% 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: ▼ -353.07%
• Current HPI: 301.849
• Rent YoY: ▲ 4.00%
• 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

+319.9% since first listed

8 events — show timeline

• 2026-06-12 Listed $524,900 FRESNOMLS
• 2000-11-17 Sold (Public Records) $173,500 Public Records
• 2000-10-11 Delisted — FRESNOMLS
• 2000-10-11 Price Changed $178,900 FRESNOMLS
• 2000-08-08 Listed $173,500 FRESNOMLS
• 2000-01-07 Sold (MLS) $173,500 FRESNOMLS
• 1994-08-22 Sold (Public Records) $158,000 Public Records
• 1987-04-01 Sold (Public Records) $125,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,189 · +1.9% YoY. Source: county tax records.