3510 Woodrow · Selma, CA 93662

$329,000

3 bd · 2.0 ba · 1,182 sqft · SingleFamily public records · 89 Days on market

Built 1992 9,574 sqft lot $278/sqft · 13% below area Est $377k · 13% under

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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 +13.2/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This little gem sits in a cul-de-sac and needs a little TLC but has a lot of potential. Roof may be a concern for a conventional loan so Owner would prefer a cash sale. Close to shopping and direct route to freeway.

Key facts

• 9,574 sq ft lot
• 2 garage spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (26.4% below list).
• Recommended offer: $242k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Selma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#658 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+; Watch: crime F, amenities F, employment F.
• Selma Unified (town): math 20% / reading 58% proficiency, ranked #250 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Theodore Roosevelt Elementary (636 students, 91% FRL); Abraham Lincoln Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 888 students, 91% FRL); Selma High (math 22% / reading 63%, grade F, #466 of 1,170 statewide, top 40%, 1,742 students, 88% FRL) — zoned schools average 90% FRL vs 73% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $2,423/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 797% 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 $2k of loan paydown is wiped out by about $10k 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 89 days — a 6% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $226k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,271 (26.4% 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 89 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $376,808
• List price: $329,000
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3507 Olive St	0.02mi	3/2.0	1,216 (+3%)	18mo	$365,000	$300	79
1418 Huntsman Ave	0.16mi	3/1.8	1,275 (+8%)	13mo	$375,000	$294	68
2980 Olive St	0.55mi	3/2.0	1,260 (+7%)	1mo	$350,000	$278	62
1607 Cooper St	0.43mi	3/2.0	1,328 (+12%)	2mo	$393,000	$296	57
1528 Floral Ave	0.67mi	3/2.0	1,127 (-5%)	8mo	$345,000	$306	55
3518 Howard St	0.68mi	3/1.8	1,281 (+8%)	9mo	$370,000	$289	46
2982 D St	0.58mi	3/2.0	1,300 (+10%)	12mo	$340,000	$262	46
2111 Oak St	0.69mi	3/2.0	1,248 (+6%)	16mo	$365,000	$292	45
2111 Oak St	0.69mi	3/2.0	1,248 (+6%)	16mo	$365,000	$292	45
1434 Alton St	0.51mi	3/1.0	1,053 (-11%)	12mo	$257,500	$245	44
1813 Cooper St	0.47mi	4/2.0 (+1)	1,328 (+12%)	11mo	$407,000	$306	43
1441 Oak St	0.49mi	3/1.0	1,053 (-11%)	17mo	$335,000	$318	41

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-61,139
• Equity at exit: $49,055

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-63,622
• Equity at exit: $28,446

Cash invested: $92,120 (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 93662

• Home prices YoY: -32.6%
• Active inventory: 61
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-121

Break-even live

Break-even rent $2,576

Max offer price $307,597

Occupancy floor —

Sensitivity live

Price	-10% $65	-5% $-28	+0% $-121	+5% $-214	+10% $-307
Rent	-10% $-313	-5% $-217	+0% $-121	+5% $-25	+10% $70
Rate	-1.0pp $45	-0.5pp $-37	base $-121	+0.5pp $-206	+1.0pp $-293

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1650 Floral Ave Selma, CA	1.0–2.0	1.0	800	$1,799	$2.25	3d	2	0.64mi
3069 Thompson Ave Selma, CA	4.0	2.0	1250	$2,175	$1.74	45d	1	0.98mi
1250 Rorden Ave Unit 802 Selma, CA	2.0	2.0	1210	$3,750	$3.10	3d	1	1.41mi

Listing history 30 events

1. 2026-06-21
   days on market $329,000 Active 89 DOM
2. 2026-06-18
   days on market $329,000 Active 86 DOM
3. 2026-06-17
   days on market $329,000 Active 85 DOM
4. 2026-06-16
   days on market $329,000 Active 84 DOM
5. 2026-06-15
   days on market $329,000 Active 83 DOM
6. 2026-06-13
   days on market $329,000 Active 81 DOM
7. 2026-06-13
   days on market $329,000 Active 80 DOM
8. 2026-06-10
   days on market $329,000 Active 78 DOM
9. 2026-06-09
   days on market $329,000 Active 77 DOM
10. 2026-06-08
    days on market $329,000 Active 76 DOM
11. 2026-06-07
    days on market $329,000 Active 75 DOM
12. 2026-06-05
    days on market $329,000 Active 72 DOM
13. 2026-06-03
    days on market $329,000 Active 71 DOM
14. 2026-06-02
    days on market $329,000 Active 70 DOM
15. 2026-06-01
    days on market $329,000 Active 69 DOM
16. 2026-05-31
    days on market $329,000 Active 68 DOM
17. 2026-03-23
    listed $329,000 Active 215-char remark

    Show marketing remark (215 chars)

    This little gem sits in a cul-de-sac and needs a little TLC but has a lot of potential. Roof may be a concern for a conventional loan so Owner would prefer a cash sale. Close to shopping and direct route to freeway.

18. 2018-03-10
    price $224,999 288-char remark

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

19. 2018-03-09
    soldstatus $226,000 Sold 288-char remark

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

20. 2018-03-09
    soldstatus $226,000

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

21. 2018-02-07
    status Backup 288-char remark

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

22. 2018-02-07
    price $226,000 288-char remark

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

23. 2018-01-29
    status Active 288-char remark

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

24. 2018-01-18
    historical Temporary Hold 288-char remark

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

25. 2018-01-18
    listed $224,999 Active 288-char remark

    Show marketing remark (288 chars)

    Very beautiful home located in a great Selma neighborhood. Home Shows pride in ownership. Exceptionally large Cul de sac Lot. Huge back yard with mature trees. RV parking. This is an elegant single level home Located minutes from local shopping, schools and easy freeway access. Must see.

26. 2017-08-09
    listed $215,000 Active
27. 2017-08-09
    historical Temporary Hold
28. 2001-10-22
    soldstatus $110,000
29. 1996-01-16
    soldstatus $96,000
30. 1992-09-01
    soldstatus $91,000

ⓘ 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: $2,073 · $173/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$428/yr (+$36/mo · 20.6%)

ⓘ 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 5/10 Major
• 🌡 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 41 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,073
• − Mortgage interest: −$18,429
• − Property taxes: −$2,073
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$9,571
• Taxable loss: −$7,297
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $297/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: Selma Unified
• NCES district ID: 0636270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 58% ▲ 14.00%
• Median HH income: $42,026
• Composite: 32.75/100
• National rank: #5636
• State rank: #250 of 517 in CA

Livability — Selma

• Score: 59/100
• State rank: #658
• US rank: #20374

Category grades

Amenities F Commute B+ Cost of living D- Crime F Employment F Housing A- Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, CA
• County: Fresno County · 834,801 people
• City population: 29,419
• Metro: Fresno, CA
• Population (ZIP): 29,419
• Household income: $61,564
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 797.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% White 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Russian 1% Iranian 1% Italian 1%
• Foreign-born: 22% · Canada
• Languages at home: 50% English-only · Spanish 47% Other Indo-European 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: ▼ -178.57%
• Current HPI: 369.7645
• 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

+261.5% since first listed

14 events — show timeline

• 2026-03-23 Listed $329,000 FRESNOMLS
• 2018-03-10 Price Changed $224,999 FRESNOMLS
• 2018-03-09 Sold (Public Records) $226,000 Public Records
• 2018-03-09 Sold (MLS) $226,000 FRESNOMLS
• 2018-02-07 Pending — FRESNOMLS
• 2018-02-07 Price Changed $226,000 FRESNOMLS
• 2018-01-29 Relisted — FRESNOMLS
• 2018-01-18 Listed $224,999 FRESNOMLS
• 2018-01-18 Delisted — FRESNOMLS
• 2017-08-09 Listed $215,000 FRESNOMLS
• 2017-08-09 Delisted — FRESNOMLS
• 2001-10-22 Sold (Public Records) $110,000 Public Records
• 1996-01-16 Sold (Public Records) $96,000 Public Records
• 1992-09-01 Sold (Public Records) $91,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $2,073 · +0.4% YoY. Source: county tax records.