None · Fresno, CA 93722

$539,900

9 bd · 5.1 ba · 3,102 sqft · MultiFamily · 28 Days on market

Built 1995 Good condition 5,227 sqft lot $174/sqft · 12% above area Est $483k · 12% over $800/mo HOA · 40% of rent

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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).

• Cash flow +15.0/30.0
• 1% rule +6.0/10.0
• DSCR +4.6/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Well-maintained triplex in desirable NW Fresno location with strong in-place income and upside potential. Property features three units with a mix of 3-bedroom and 2-bedroom layouts, each with its own HVAC system and garage. All units are currently occupied, providing immediate cash flow for investors. Recent updates include remodeled kitchens, granite countertops, and a combination of tile, LVP, and carpet flooring throughout. Located within the Apple Creek HOA, which may cover exterior maintenance, roof, and sewer (buyer to verify), offering reduced maintenance responsibilities. Property is being sold subject to inspection due to tenant occupancy. Excellent opportunity for investors seeki

Key facts

• Carpet flooring
• Remodeled kitchens
• Tile flooring

Tags

• HVAC SYSTEM
• REMODELED KITCHENS
• GRANITE COUNTERTOPS
• TILE FLOORING
• LVP FLOORING
• CARPET FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $800

Exterior

• Parking: 3-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential income property (Triplex)
• Exterior features: Composition roof; Lot approximately 0.12 acres (60 x 84)

Interior

• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $540k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive. Per door: $56/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $540k).
• Recommended offer: $532k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Market conditions: Rents rising (+3.8%/yr); 191 active listings in the ZIP; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $5,950/mo this rent would consume 89% of the median local household income ($80k/yr) (locally 3033% 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

• It's been on market 28 days — a 2% lower offer ($532k) is reasonable based on typical stale-listing flexibility.

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 $531,801 (1.5% below list)

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.10% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 7.6

CMA / ARV

• ARV (median comp): $483,304
• List price: $539,900
• Delta: 11.71%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4781 N Polk Ave #116	0.07mi	8/6.0 (-1)	3,102 (0%)	10mo	$540,000	$174	80
4781 N Polk Ave #125	0.09mi	8/8.0 (-1)	3,102 (0%)	2mo	$530,000	$171	77
4781 N Polk Ave #107	0.06mi	8/8.0 (-1)	3,102 (0%)	4mo	$530,000	$171	77
4781 N Polk Avenue Ave #179	0.07mi	8/6.0 (-1)	3,102 (0%)	17mo	$530,000	$171	74

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-71,169
• Equity at exit: $80,501

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-25,071
• Equity at exit: $46,681

Cash invested: $151,172 (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 93722

• Rents YoY: 3.8%
• Active inventory: 191
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $5,950 high
• Mortgage (P&I): −$2,831
• Tax est. 1.5%: −$675 /mo · $8,098/yr
• Insurance: −$225
• HOA: −$800
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $169

Break-even live

Break-even rent $5,736

Max offer price $539,900

Occupancy floor 92%

Sensitivity live

Price	-10% $542	-5% $356	+0% $169	+5% $-17	+10% $-204
Rent	-10% $-301	-5% $-66	+0% $169	+5% $404	+10% $639
Rate	-1.0pp $441	-0.5pp $307	base $169	+0.5pp $29	+1.0pp $-113

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$5,949
Total (3 units)			$5,950

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: $134,975
• Closing costs: $16,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $800 · $9,600/yr
• Likely covers: sewerexterior maint.

Listing history 1 events

1. 2026-04-30
   listed $539,900 Active 785-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 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 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,400
• − Mortgage interest: −$30,243
• − Property taxes: −$8,098
• − Insurance: −$2,700
• − Repairs & maintenance: −$5,712
• − Management: −$5,712
• − HOA: −$9,600
• − Depreciation: −$15,706
• Taxable loss: −$6,371
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $3,562/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 · 12 photos

Good 75/100 Cosmetic rehab

A well-maintained triplex with updated kitchens and bathrooms, located in a desirable neighborhood with strong in-place income and upside potential.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Rental HVAC system inspection and maintenance — Ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Rental HVAC system inspection and maintenance — Ensures comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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): 86,110
• Household income: $80,285
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 3033.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 26% White 22% Asian 15% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 57% English-only · Spanish 28% Other Indo-European 8% 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: ▼ -409.00%
• Current HPI: 364.934
• Rent YoY: ▲ 3.82%
• 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

2 events — show timeline

• 2026-05-28 Pending — TCMLS
• 2026-04-30 Listed $539,900 TCMLS