3942 E Marcus · Friant, CA 93626

$355,000

3 bd · 2.0 ba · 1,413 sqft · SingleFamily public records · 97 Days on market

Built 1950 0.48 ac lot $251/sqft · at area comps Est $361k · at est.

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Why this score? — see what drove the C- 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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• Schools +5.9/10.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lake, one of the region's most popular destinations for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Located in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere with beautiful starry nights and a true sense of tranquility. The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, making it ideal for outdoor enthusiasts. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County. The home is currently tenant-occupied, and tenants would like to remain, offering a potential opportunity for investors seeking immediate rental income.

Key facts

• Oversized lot
• 0.48 acre lot
• Garage

Tags

• OVERSIZED LOT
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (18.3% below list).
• Recommended offer: $290k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.1% in Friant — 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 44/100 on livability (#1,341 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, health & safety A; Watch: cost of living D+, employment D, schools 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.
• Market conditions: 102 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k 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 $99k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $355k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $290,037 (18.3% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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 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: 0.82% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $360,721
• List price: $355,000
• Delta: -1.59%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3936 Converse Ave	0.07mi	4/1.8 (+1)	1,404 (-1%)	20mo	$390,000	$278	73
3851 E Marcus Ave	0.09mi	2/1.8 (-1)	1,244 (-12%)	5mo	$200,000	$161	66
3980 E Marcus Ave	0.08mi	4/2.0 (+1)	1,498 (+6%)	19mo	$395,000	$264	65
3851 E Marcus Ave	0.09mi	2/1.0 (-1)	1,244 (-12%)	5mo	$200,000	$161	63
17124 N Waldby	0.28mi	3/2.0	1,236 (-12%)	11mo	$350,000	$283	57

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $200,943
• Equity at exit: $319,812

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $585,404
• Equity at exit: $689,687

Cash invested: $99,400 (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 93626

• Home prices YoY: 7.5%
• Active inventory: 102
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $121

Break-even live

Break-even rent $2,747

Max offer price $355,000

Occupancy floor 91%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $355,000 Active 97 DOM
2. 2026-06-17
   days on market $355,000 Active 96 DOM
3. 2026-06-16
   days on market $355,000 Active 95 DOM
4. 2026-06-15
   days on market $355,000 Active 94 DOM
5. 2026-06-13
   days on market $355,000 Active 92 DOM
6. 2026-06-13
   days on market $355,000 Active 91 DOM
7. 2026-06-10
   days on market $355,000 Active 89 DOM
8. 2026-06-09
   days on market $355,000 Active 88 DOM
9. 2026-06-08
   days on market $355,000 Active 87 DOM
10. 2026-06-07
    days on market $355,000 Active 86 DOM
11. 2026-06-05
    days on market $355,000 Active 83 DOM
12. 2026-06-03
    days on market $355,000 Active 82 DOM
13. 2026-06-02
    days on market $355,000 Active 81 DOM
14. 2026-06-01
    days on market $355,000 Active 80 DOM
15. 2026-05-31
    days on market $355,000 Active 79 DOM
16. 2026-05-11
    price $355,000 825-char remark

    Show marketing remark (1223 chars)

    Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lakea favorite destination for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Nestled in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere, beautiful starry nights, and a true sense of tranquility.Conveniently located just 15 minutes from the 41 freeway and River Park Shopping Center, the home provides a peaceful setting while remaining close to dining, retail, and everyday amenities. The property is located within the Clovis Unified School District, previously recognized by California Blue Ribbon Schools. A school bus stop on the same street adds extra convenience.The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, ideal for outdoor enthusiasts. A 9' x 20' shop/storage building on the property offers extra room for tools, hobbies, or equipment. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County.Certain interior photos have been digitally altered to illustrate the appearance of the rooms as if they were vacant

17. 2026-05-11
    price $355,000 1223-char remark

    Show marketing remark (1223 chars)

    Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lakea favorite destination for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Nestled in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere, beautiful starry nights, and a true sense of tranquility.Conveniently located just 15 minutes from the 41 freeway and River Park Shopping Center, the home provides a peaceful setting while remaining close to dining, retail, and everyday amenities. The property is located within the Clovis Unified School District, previously recognized by California Blue Ribbon Schools. A school bus stop on the same street adds extra convenience.The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, ideal for outdoor enthusiasts. A 9' x 20' shop/storage building on the property offers extra room for tools, hobbies, or equipment. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County.Certain interior photos have been digitally altered to illustrate the appearance of the rooms as if they were vacant

18. 2026-04-15
    status Active 1223-char remark

    Show marketing remark (1223 chars)

    Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lakea favorite destination for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Nestled in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere, beautiful starry nights, and a true sense of tranquility.Conveniently located just 15 minutes from the 41 freeway and River Park Shopping Center, the home provides a peaceful setting while remaining close to dining, retail, and everyday amenities. The property is located within the Clovis Unified School District, previously recognized by California Blue Ribbon Schools. A school bus stop on the same street adds extra convenience.The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, ideal for outdoor enthusiasts. A 9' x 20' shop/storage building on the property offers extra room for tools, hobbies, or equipment. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County.Certain interior photos have been digitally altered to illustrate the appearance of the rooms as if they were vacant

19. 2026-04-10
    status Pending 1223-char remark

    Show marketing remark (1223 chars)

    Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lakea favorite destination for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Nestled in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere, beautiful starry nights, and a true sense of tranquility.Conveniently located just 15 minutes from the 41 freeway and River Park Shopping Center, the home provides a peaceful setting while remaining close to dining, retail, and everyday amenities. The property is located within the Clovis Unified School District, previously recognized by California Blue Ribbon Schools. A school bus stop on the same street adds extra convenience.The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, ideal for outdoor enthusiasts. A 9' x 20' shop/storage building on the property offers extra room for tools, hobbies, or equipment. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County.Certain interior photos have been digitally altered to illustrate the appearance of the rooms as if they were vacant

20. 2026-03-27
    status Active 1223-char remark

    Show marketing remark (1223 chars)

    Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lakea favorite destination for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Nestled in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere, beautiful starry nights, and a true sense of tranquility.Conveniently located just 15 minutes from the 41 freeway and River Park Shopping Center, the home provides a peaceful setting while remaining close to dining, retail, and everyday amenities. The property is located within the Clovis Unified School District, previously recognized by California Blue Ribbon Schools. A school bus stop on the same street adds extra convenience.The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, ideal for outdoor enthusiasts. A 9' x 20' shop/storage building on the property offers extra room for tools, hobbies, or equipment. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County.Certain interior photos have been digitally altered to illustrate the appearance of the rooms as if they were vacant

21. 2026-03-13
    listed $360,000 Active 825-char remark

    Show marketing remark (1223 chars)

    Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lakea favorite destination for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Nestled in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere, beautiful starry nights, and a true sense of tranquility.Conveniently located just 15 minutes from the 41 freeway and River Park Shopping Center, the home provides a peaceful setting while remaining close to dining, retail, and everyday amenities. The property is located within the Clovis Unified School District, previously recognized by California Blue Ribbon Schools. A school bus stop on the same street adds extra convenience.The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, ideal for outdoor enthusiasts. A 9' x 20' shop/storage building on the property offers extra room for tools, hobbies, or equipment. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County.Certain interior photos have been digitally altered to illustrate the appearance of the rooms as if they were vacant

22. 2026-03-13
    listed $360,000 Active 1223-char remark

    Show marketing remark (1223 chars)

    Enjoy peaceful living in the charming town of Friant, just minutes from Millerton Lakea favorite destination for boating, fishing, and outdoor recreation and the entertainment of Table Mountain Casino & Resort. Nestled in a quiet neighborhood near Fresno's scenic rolling foothills, this property offers a relaxing atmosphere, beautiful starry nights, and a true sense of tranquility.Conveniently located just 15 minutes from the 41 freeway and River Park Shopping Center, the home provides a peaceful setting while remaining close to dining, retail, and everyday amenities. The property is located within the Clovis Unified School District, previously recognized by California Blue Ribbon Schools. A school bus stop on the same street adds extra convenience.The oversized lot provides abundant space for travel trailers, boats, or additional vehicles, ideal for outdoor enthusiasts. A 9' x 20' shop/storage building on the property offers extra room for tools, hobbies, or equipment. Seller states the lot may be splitable, presenting potential future possibilities. Buyer to verify with Fresno County.Certain interior photos have been digitally altered to illustrate the appearance of the rooms as if they were vacant

23. 2003-07-25
    soldstatus $115,000

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$774/yr (+$64/mo · 40.2%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 61 unhealthy d/yr today · 69 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,804
• − Mortgage interest: −$19,886
• − Property taxes: −$1,924
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$10,327
• Taxable loss: −$4,676
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $2,579/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 — Friant

• Score: 44/100
• State rank: #1341
• US rank: #26802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Friant, CA
• Population (ZIP): 3,039

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 White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 16% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Chinese 1%

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: ▲ 23.30%
• Current HPI: 334.9049
• 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

+208.7% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $355,000 CRMLS
• 2026-05-11 Price Changed $355,000 FRESNOMLS
• 2026-04-15 Relisted — FRESNOMLS
• 2026-04-10 Pending — FRESNOMLS
• 2026-03-27 Relisted — FRESNOMLS
• 2026-03-13 Listed $360,000 FRESNOMLS
• 2026-03-13 Listed $360,000 CRMLS
• 2003-07-25 Sold (Public Records) $115,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,924 · +2.0% YoY. Source: county tax records.