1939 Bauder St · Selma, CA 93662

$170,000

2 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 42 Days on market

Built 1910 5,625 sqft lot $160/sqft · 41% below area Est $287k · 41% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Framing is complete and plans are fully approved for this 2 bed, 1 bath project totaling 1,063 sq ft. A fantastic opportunity to step into a partially completed build and bring it to completion. Great potential for return on investment—don't miss out!

Key facts

• 5,625 sq ft lot
• Built 1910
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.8% in Selma — 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 59/100 on livability (#658 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+; Watch: schools D-, crime F, amenities 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.
• Market conditions: 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• At $2,393/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($165k) 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 $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $286,915
• List price: $170,000
• Delta: -40.75%
• 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
1939 Bauder St	0.00mi	2/1.0	1,063 (0%)	10mo	$100,000	$94	92
2028 Thompson Ave	0.15mi	3/1.8 (+1)	1,032 (-3%)	6mo	$235,000	$228	75
2022 Bauder St	0.09mi	3/1.8 (+1)	1,148 (+8%)	1mo	$345,000	$301	73
2471 Nebraska	0.19mi	2/1.0	1,148 (+8%)	6mo	$305,000	$266	73
2471 Nebraska	0.19mi	2/1.5	1,148 (+8%)	6mo	$305,000	$266	71
1928 Bauder St	0.03mi	1/1.0 (-1)	984 (-7%)	13mo	$90,000	$91	71
1834 Young	0.19mi	3/2.0 (+1)	1,122 (+6%)	5mo	$320,000	$285	69
2055 Orange Ave	0.51mi	2/1.0	1,120 (+5%)	15mo	$110,000	$98	55
2055 Orange Ave	0.51mi	2/1.0	1,120 (+5%)	15mo	$110,000	$98	55
2214 Orange Ave	0.58mi	3/1.0 (+1)	996 (-6%)	6mo	$270,000	$271	52
1441 Tucker St	0.53mi	3/2.0 (+1)	1,104 (+4%)	12mo	$315,000	$285	50
2807 Pine St	0.61mi	3/2.0 (+1)	1,180 (+11%)	13mo	$345,000	$292	34

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $22,864
• Equity at exit: $25,348

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $84,793
• Equity at exit: $14,698

Cash invested: $47,600 (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: 60
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,393 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $792

Break-even live

Break-even rent $1,391

Max offer price $170,000

Occupancy floor 62%

Sensitivity live

Price	-10% $888	-5% $840	+0% $792	+5% $744	+10% $695
Rent	-10% $603	-5% $697	+0% $792	+5% $886	+10% $981
Rate	-1.0pp $877	-0.5pp $835	base $792	+0.5pp $748	+1.0pp $703

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Rorden Ave Unit 802 Selma, CA	2.0	2.0	1210	$3,750	$3.10	2d	1	0.97mi
1650 Floral Ave Selma, CA	1.0–2.0	1.0	800	$1,799	$2.25	2d	2	1.08mi

Listing history 12 events

1. 2026-04-15
   listed $170,000 Active 280-char remark

   Show marketing remark (280 chars)

   Calling all investors! Framing is complete and plans are fully approved for this 2 bed, 1 bath project totaling 1,063 sq ft. A fantastic opportunity to step into a partially completed build and bring it to completion. Great potential for return on investment—don't miss out!

2. 2025-09-05
   soldstatus $100,000 Sold 142-char remark

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

3. 2025-09-05
   soldstatus $100,000

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

4. 2025-09-03
   historical Pending Accepting Backups 142-char remark

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

5. 2025-08-21
   status Active 142-char remark

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

6. 2025-08-21
   price $115,000 142-char remark

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

7. 2025-07-17
   historical Pending Accepting Backups 142-char remark

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

8. 2025-05-29
   status Active 142-char remark

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

9. 2025-05-29
   price $120,000 142-char remark

   Show marketing remark (142 chars)

   Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

10. 2025-05-22
    status Pending 142-char remark

    Show marketing remark (142 chars)

    Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

11. 2025-04-08
    listed $150,000 Active 142-char remark

    Show marketing remark (142 chars)

    Investor special: This is a fixer upper that has fire damage and in need of full rehab. Sold as-is. The seller is requesting cash offers only.

12. 2023-06-26
    soldstatus $50,000

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 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 41 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,719
• − Mortgage interest: −$9,523
• − Property taxes: −$1,640
• − Insurance: −$850
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$4,945
• Taxable income: $7,166
• Est. tax owed @ 24.0%: −$1,720
• After-tax cash flow: $7,780/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

+240.0% since first listed

12 events — show timeline

• 2026-04-15 Listed $170,000 TCMLS
• 2025-09-05 Sold (Public Records) $100,000 Public Records
• 2025-09-05 Sold (MLS) $100,000 FRESNOMLS
• 2025-09-03 Contingent — FRESNOMLS
• 2025-08-21 Relisted — FRESNOMLS
• 2025-08-21 Price Changed $115,000 FRESNOMLS
• 2025-07-17 Contingent — FRESNOMLS
• 2025-05-29 Relisted — FRESNOMLS
• 2025-05-29 Price Changed $120,000 FRESNOMLS
• 2025-05-22 Pending — FRESNOMLS
• 2025-04-08 Listed $150,000 FRESNOMLS
• 2023-06-26 Sold (Public Records) $50,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,640 · +4.3% YoY. Source: county tax records.