6737 E Crimson Dr · Fresno, CA 93727

$381,990

3 bd · 2.5 ba · 1,402 sqft · SingleFamily · 50 Days on market

2,051 sqft lot $272/sqft · 11% below area Est $430k · 11% under $162/mo HOA · 5% 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).

• ARV discount +12.5/15.0
• Cash flow +7.8/30.0
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the comfort and convenience of modern living in this exclusive gated community. The Avenue offers beautiful homes ranging from 1,227 to 1,651 square feet, featuring modern designs and upgraded standard features. Enjoy low-maintenance front yard with Front yard landscape maintenance included, a community pool for relaxation and fun, and a prime location within the Clovis Unified School District. Each home comes turnkey, fully equipped with essential appliances including a washer, dryer, and refrigerator. Inside, you'll find stylish 6x24 wood-look tile plank flooring, elegant white quartz countertops throughout, and 2 fauxwood blinds that add a touch of sophistication. Priced in the

Key facts

• Gated community
• Community pool
• Essential appliances

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• CLOVIS UNIFIED SCHOOL DISTRICT
• TURNKEY
• ESSENTIAL APPLIANCES
• WOOD-LOOK TILE PLANK FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $162.04; Association amenities: pool, landscape maintenance, gated community

Exterior

• Parking: 2-car garage
• Security: Gated community
• Utilities: Public utilities; Electricity connected; Electric service listed as off
• Home design: Single family residence; Two levels
• Construction: Stucco exterior; Composition roof; Concrete foundation; Solar installed
• Exterior features: Private community in-ground pool; Urban lot

Interior

• Kitchen: Electric appliances; Refrigerator
• Flooring: Tile
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Electric appliances; Refrigerator; Double pane windows
• Laundry & utility: Laundry inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $382k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (21.1% below list).
• Recommended offer: $302k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Temperance-Kutner Elementary (634 students, 79% FRL); Reyburn Intermediate (1,643 students, 58% FRL); Clovis East High (2,768 students, 56% FRL) — zoned schools average 64% FRL vs 32% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 329 active listings in the ZIP; 15 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).
• This rent runs 41% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 50 days — a 3% lower offer ($371k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $301,560 (21.1% 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 50 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 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: 0.79% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (median comp): $429,820
• List price: $381,990
• Delta: -11.13%
• 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
6604 E Clingstone Dr	0.06mi	3/2.5	1,402 (0%)	1mo	$407,820	$291	97
2128 N Autumnglo Dr	0.09mi	3/2.5	1,402 (0%)	0mo	$410,820	$293	96
6591 E Cresthaven Dr	0.09mi	3/2.5	1,402 (0%)	0mo	$403,099	$288	95
6543 E Cresthaven Dr	0.10mi	3/2.5	1,402 (0%)	0mo	$411,820	$294	95
6568 E Clingstone Dr	0.08mi	3/2.5	1,402 (0%)	1mo	$391,820	$279	95
6551 E Cresthaven Dr	0.07mi	3/2.5	1,227 (-12%)	0mo	$385,300	$314	76
6567 E Cresthaven Dr	0.07mi	3/2.5	1,227 (-12%)	0mo	$387,300	$316	76
6544 E Blushing Dr	0.07mi	3/2.5	1,227 (-12%)	1mo	$385,300	$314	75
6527 E Cresthaven Dr	0.10mi	3/2.5	1,227 (-12%)	0mo	$394,300	$321	74
6575 E Cresthaven Dr	0.10mi	3/2.5	1,227 (-12%)	0mo	$370,300	$302	74
6584 E Clingstone Dr	0.09mi	3/2.5	1,227 (-12%)	1mo	$385,300	$314	74
7216 E University Ave	0.58mi	3/2.0	1,600 (+14%)	0mo	$435,000	$272	47

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-88,625
• Equity at exit: $56,956

10-year hold

• IRR: -19.7%
• Equity multiple: -0.04×
• Total profit: $-111,611
• Equity at exit: $33,028

Cash invested: $106,957 (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 93727

• Rents YoY: 3.0%
• Active inventory: 329
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,016 high
• Mortgage (P&I): −$2,003
• Tax est. 1.5%: −$477 /mo · $5,730/yr
• Insurance: −$159
• HOA: −$162
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-420

Break-even live

Break-even rent $3,547

Max offer price $321,284

Occupancy floor —

Sensitivity live

Price	-10% $-156	-5% $-288	+0% $-420	+5% $-552	+10% $-684
Rent	-10% $-658	-5% $-539	+0% $-420	+5% $-300	+10% $-181
Rate	-1.0pp $-227	-0.5pp $-322	base $-420	+0.5pp $-519	+1.0pp $-619

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: $95,498
• Closing costs: $11,460
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6609 E Carmen Ave Fresno, CA	3.0	2.0	1782	$2,650	$1.49	6d	1	0.19mi
6446 E Meritage Dr Fresno, CA	3.0	2.5	1652	$4,195	$2.54	46d	1	0.21mi
2400 N Armstrong Ave Fresno, CA	3.0	3.0	1400	$900	$0.64	46d	1	0.27mi
6563 E Tobey Ave Fresno, CA	4.0	2.0	1794	$4,695	$2.62	46d	1	0.48mi
6226 E Nala Dr Fresno, CA	3.0	2.5	1627	$2,350	$1.44	0d	1	0.79mi
6050 E Princeton Ave Fresno, CA	2.0	2.0	1150	$2,300	$2.00	0d	1	0.84mi
2851 N Janice Ave Fresno, CA	3.0	2.0	1341	$2,395	$1.79	26d	1	0.91mi
7170 E Amherst Ave Fresno, CA	3.0	2.0	1635	$2,595	$1.59	17d	1	0.92mi
5965 E Shields Ave #177 Fresno, CA	2.0	2.0	1104	$1,550	$1.40	17d	1	1.10mi
6102 E Giavanna Ave Fresno, CA	3.0	2.0	1343	$2,600	$1.94	46d	1	1.32mi
3462 N Clover Ave Fresno, CA	3.0	2.0	1787	$2,400	$1.34	26d	1	1.34mi
6193 E Brick Dr Fresno, CA	3.0	2.5	1512	$2,395	$1.58	22d	1	1.41mi
6052 E Bishop Ln Fresno, CA	3.0	2.5	1579	$2,250	$1.42	24d	1	1.41mi
5910 E Robinson Ave Fresno, CA	3.0	1.0	1100	$2,050	$1.86	6d	1	1.46mi
7399 E Giavanna Ave Fresno, CA	3.0	2.5	1703	$2,250	$1.32	46d	1	1.48mi

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: poolsecurity

Listing history 12 events

1. 2026-06-13
   statusdays on market $381,990 Pending 50 DOM
2. 2026-06-10
   days on market $381,990 Active 49 DOM
3. 2026-06-09
   days on market $381,990 Active 48 DOM
4. 2026-06-08
   days on market $381,990 Active 47 DOM
5. 2026-06-08
   price $381,990 Active 46 DOM
6. 2026-06-07
   days on market $397,990 Active 46 DOM
7. 2026-06-05
   days on market $397,990 Active 43 DOM
8. 2026-06-03
   days on market $397,990 Active 42 DOM
9. 2026-06-02
   days on market $397,990 Active 41 DOM
10. 2026-06-01
    days on market $397,990 Active 40 DOM
11. 2026-05-31
    days on market $397,990 Active 39 DOM
12. 2026-04-22
    listed $381,990 Active 1070-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 3/10 Moderate FEMA zone X (shaded) · 14% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 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 57 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,187
• − Mortgage interest: −$21,397
• − Property taxes: −$5,730
• − Insurance: −$1,910
• − Repairs & maintenance: −$2,895
• − Management: −$2,895
• − HOA: −$1,944
• − Depreciation: −$11,112
• Taxable loss: −$11,696
• Est. tax savings @ 24.0%: +$2,807
• After-tax cash flow: $-2,227/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): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

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 46% Asian 27% Two or more races 22% White 18% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 1% Slovak 1% Portuguese 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 25% Other Asian/Pacific 13% Other Indo-European 6%

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: ▼ -317.54%
• Current HPI: 379.1959
• Rent YoY: ▲ 2.95%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-11 Pending — FRESNOMLS
• 2026-06-07 Price Changed $381,990 FRESNOMLS
• 2026-05-19 Price Changed $397,990 FRESNOMLS
• 2026-04-22 Listed $381,990 FRESNOMLS