5965 E Shields Ave #165 · Fresno, CA 93727

$249,900

2 bd · 2.0 ba · 972 sqft · Condo public records

Built 1981 $257/sqft · 25% below area Est $332k · 25% under $320/mo HOA · 16% 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 +15.0/15.0
• Cash flow +7.1/30.0
• 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 +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully refreshed condo with one of the largest lots in the development. There really isn't anything you would need to do in this ready to go unit as the flooring, cabinets, kitchen and bathrooms have had a makeover. There is even room for a garden in this gated and secluded yard. Newer included appliances and a recent hot water heater replacement create a low maintenance environment. Unit has a designated parking stall and comes with a guest pass for an additional vehicle. Hoa includes front gate, Trash, Water, Sewer and basic internet as well as landscaping in he shared areas. Including Washer and Dryer and Stainless refrigerator. Clovis School. Bathroom count is different than tax records, buyer to verify if important

Key facts

• 1,044 sq ft lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.5% below list).
• Recommended offer: $188k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.7% in Fresno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Roger S. Oraze Elementary (840 students, 46% FRL); Reyburn Intermediate (1,643 students, 58% FRL); Clovis East High (2,768 students, 56% FRL) — zoned schools average 53% FRL vs 32% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 329 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $105k; list at $250k implies a 138% gain — meaningful room to come down on a strong offer.

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 $187,963 (24.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.79% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 10.6

CMA / ARV

• ARV (median comp): $332,469
• List price: $249,900
• Delta: -24.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.10×
• Total profit: $-62,787
• Equity at exit: $37,261

10-year hold

• IRR: -23.9%
• Equity multiple: -0.19×
• Total profit: $-83,279
• Equity at exit: $21,607

Cash invested: $69,972 (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 93727

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

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$104
• HOA: −$320
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-351

Break-even live

Break-even rent $2,406

Max offer price $187,963

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-280	+0% $-351	+5% $-421	+10% $-492
Rent	-10% $-506	-5% $-428	+0% $-351	+5% $-273	+10% $-196
Rate	-1.0pp $-225	-0.5pp $-287	base $-351	+0.5pp $-415	+1.0pp $-481

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5965 E Shields Ave #177 Fresno, CA	2.0	2.0	1104	$1,550	$1.40	16d	1	0.02mi
6050 E Princeton Ave Fresno, CA	2.0	2.0	1091	$2,195	$2.01	4d	1	0.29mi
5910 E Robinson Ave Fresno, CA	3.0	1.0	1100	$2,050	$1.86	5d	1	0.35mi
4442 N Manila Ave Fresno, CA	3.0	1.5	1033	$2,150	$2.08	21d	1	1.41mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: watersewertrashinternetlandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-13
   statusdays on marketlisting id $249,900 Pending
2. 2026-06-10
   days on market $249,900 Active 25 DOM
3. 2026-06-09
   days on market $249,900 Active 24 DOM

   Show marketing remark (735 chars)

   Thoughtfully refreshed condo with one of the largest lots in the development. There really isn't anything you would need to do in this ready to go unit as the flooring, cabinets, kitchen and bathrooms have had a makeover. There is even room for a garden in this gated and secluded yard. Newer included appliances and a recent hot water heater replacement create a low maintenance environment. Unit has a designated parking stall and comes with a guest pass for an additional vehicle. Hoa includes front gate, Trash, Water, Sewer and basic internet as well as landscaping in he shared areas. Including Washer and Dryer and Stainless refrigerator. Clovis School. Bathroom count is different than tax records, buyer to verify if important

4. 2026-06-08
   days on market $249,900 Active 23 DOM
5. 2026-06-07
   days on market $249,900 Active 22 DOM
6. 2026-06-05
   statusdays on marketlisting id $249,900 Active 19 DOM

   Show marketing remark (735 chars)

   Thoughtfully refreshed condo with one of the largest lots in the development. There really isn't anything you would need to do in this ready to go unit as the flooring, cabinets, kitchen and bathrooms have had a makeover. There is even room for a garden in this gated and secluded yard. Newer included appliances and a recent hot water heater replacement create a low maintenance environment. Unit has a designated parking stall and comes with a guest pass for an additional vehicle. Hoa includes front gate, Trash, Water, Sewer and basic internet as well as landscaping in he shared areas. Including Washer and Dryer and Stainless refrigerator. Clovis School. Bathroom count is different than tax records, buyer to verify if important

7. 2026-06-03
   days on marketlisting id $249,900 Pending
8. 2026-05-06
   listed $249,900 Active 733-char remark

   Show marketing remark (735 chars)

   Thoughtfully refreshed condo with one of the largest lots in the development. There really isn't anything you would need to do in this ready to go unit as the flooring, cabinets, kitchen and bathrooms have had a makeover. There is even room for a garden in this gated and secluded yard. Newer included appliances and a recent hot water heater replacement create a low maintenance environment. Unit has a designated parking stall and comes with a guest pass for an additional vehicle. Hoa includes front gate, Trash, Water, Sewer and basic internet as well as landscaping in he shared areas. Including Washer and Dryer and Stainless refrigerator. Clovis School. Bathroom count is different than tax records, buyer to verify if important

9. 2017-11-15
   soldstatus $105,000 Sold 396-char remark

   Show marketing remark (396 chars)

   Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

10. 2017-11-15
    soldstatus $105,000

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

11. 2017-10-03
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

12. 2017-09-26
    status Active 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

13. 2017-08-14
    status Backup 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

14. 2017-07-18
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

15. 2017-07-03
    price $105,000 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

16. 2017-06-13
    status Active 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

17. 2017-03-20
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

18. 2017-03-08
    listed $101,000 Active 396-char remark

    Show marketing remark (396 chars)

    Lovely spacious condo with two bedrooms and 2 bathrooms located in sought-after Villa Del Sol gated condominium community. This unit has the largest yard in complex in a very private setting. Natural sunlight, beautiful Pergo and tile floors create an inviting and welcoming home for you to enjoy. Community has club house, pool and beautiful landscape. Located in Clovis Unified School district.

19. 2013-03-08
    soldstatus $56,000
20. 2013-03-07
    soldstatus $56,000
21. 2013-02-25
    price $60,000
22. 2013-02-25
    historical
23. 2012-11-15
    listed $56,000
24. 2008-10-10
    soldstatus $97,900
25. 2008-10-10
    soldstatus $98,000
26. 2008-10-01
    historical
27. 2008-10-01
    price $100,000
28. 2008-06-18
    listed $97,900
29. 2003-03-28
    soldstatus $38,000

ⓘ 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: $1,992 · $166/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 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: $23,544
• − Mortgage interest: −$13,998
• − Property taxes: −$1,992
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − HOA: −$3,840
• − Depreciation: −$7,270
• Taxable loss: −$8,572
• Est. tax savings @ 24.0%: +$2,057
• After-tax cash flow: $-2,150/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

+536.8% since first listed

26 events — show timeline

• 2026-06-17 Pending — FRESNOMLS
• 2026-06-09 Price Changed $242,000 FRESNOMLS
• 2026-06-05 Relisted — FRESNOMLS
• 2026-05-26 Pending — FRESNOMLS
• 2026-05-06 Listed $249,900 FRESNOMLS
• 2017-11-15 Sold (Public Records) $105,000 Public Records
• 2017-11-15 Sold (MLS) $105,000 FRESNOMLS
• 2017-10-03 Pending — FRESNOMLS
• 2017-09-26 Relisted — FRESNOMLS
• 2017-08-14 Pending — FRESNOMLS
• 2017-07-18 Pending — FRESNOMLS
• 2017-07-03 Price Changed $105,000 FRESNOMLS
• 2017-06-13 Relisted — FRESNOMLS
• 2017-03-20 Pending — FRESNOMLS
• 2017-03-08 Listed $101,000 FRESNOMLS
• 2013-03-08 Sold (Public Records) $56,000 Public Records
• 2013-03-07 Sold (MLS) $56,000 FRESNOMLS
• 2013-02-25 Delisted — FRESNOMLS
• 2013-02-25 Price Changed $60,000 FRESNOMLS
• 2012-11-15 Listed $56,000 FRESNOMLS
• 2008-10-10 Sold (Public Records) $98,000 Public Records
• 2008-10-10 Sold (MLS) $97,900 FRESNOMLS
• 2008-10-01 Price Changed $100,000 FRESNOMLS
• 2008-10-01 Delisted — FRESNOMLS
• 2008-06-18 Listed $97,900 FRESNOMLS
• 2003-03-28 Sold (Public Records) $38,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,992 · +1.9% YoY. Source: county tax records.