843 N Lafayette Ave · Fresno, CA 93728

$99,000

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 17 Days on market

Built 1925 8,637 sqft lot $127/sqft · 62% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! Here's your chance to own a diamond in the rough. This 2/1 fixer is on a large lot and has a ton of potential. Great project for a flip or buy and hold as a rental!

Key facts

• 8,637 sq ft lot
• Built 1925
• Listed 16 days

Property features AI

Exterior

• Utilities: Electric service on; Public sewer and septic tank; Public utilities available
• Home design: Single-family home; One story
• Construction: Wood siding exterior; Composition roof; Wood subfloor foundation
• Exterior features: Urban lot; Lot roughly 60 x 144

Interior

• Bedrooms: 1 bathroom
• Flooring: Other flooring
• Bathrooms: 1 bathroom
• Heating & cooling: No cooling
• Interior features: Other flooring; No central air conditioning
• Laundry & utility: No laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Fresno Unified (urban): math 18% / reading 47% proficiency, ranked #327 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Addams Elementary (800 students, 97% FRL); Edison High (math 35% / reading 67%, grade D+, #319 of 1,170 statewide, top 28%, 2,466 students, 81% FRL).
• Zoned-school proficiency averages 51% at this address vs 32% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Fresno Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.0%/yr); 56 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k 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 + 5.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.58%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

• ARV (median comp): $262,475
• List price: $99,000
• Delta: -62.28%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.78×
• Total profit: $21,486
• Equity at exit: $14,761

10-year hold

• IRR: 28.3%
• Equity multiple: 3.72×
• Total profit: $75,507
• Equity at exit: $8,560

Cash invested: $27,720 (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 93728

• Home prices YoY: -33.8%
• Rents YoY: 5.0%
• Active inventory: 56
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$519
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $545

Break-even live

Break-even rent $735

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $601	-5% $573	+0% $545	+5% $517	+10% $489
Rent	-10% $432	-5% $488	+0% $545	+5% $601	+10% $657
Rate	-1.0pp $595	-0.5pp $570	base $545	+0.5pp $519	+1.0pp $493

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2412 W Dennett Ave Fresno, CA	2.0	1.0	840	$1,395	$1.66	2d	1	0.22mi
1510 N Brooks Ave Unit Advertising Unit Fresno, CA	2.0	1.0	805	$1,150	$1.43	2d	1	0.98mi
1510 N Brooks Ave Unit Advertising Unit Fresno, CA	1.0	1.0	765	$1,050	$1.37	20d	1	0.98mi
2130 N Marks Ave Fresno, CA	2.0–4.0	1.0–2.0	900	$1,595	$1.77	2d	5	0.99mi
2087 N Marks Ave Fresno, CA	1.0	1.0	700	$1,350	$1.93	3d	1	0.99mi
2212 N Marks Ave Fresno, CA	1.0–2.0	1.0	671	$1,485	$2.21	2d	2	1.09mi
610 W Hammond Ave Unit 614 Fresno, CA	2.0	1.0	750	$1,295	$1.73	2d	1	1.12mi
2264 N Marks Ave Fresno, CA	2.0–3.0	1.0–2.0	950	$1,300	$1.37	2d	1	1.14mi
534 W Hedges Ave Unit 534 Fresno, CA	1.0	1.0	660	$1,200	$1.82	2d	1	1.17mi
1584 N Carruth Ave Fresno, CA	3.0	1.0	1002	$2,995	$2.99	45d	1	1.34mi
2007 N Teilman Ave Fresno, CA	2.0	1.0	850	$1,350	$1.59	45d	1	1.38mi
642 N Thorne Ave Unit A Fresno, CA	2.0	1.0	550	$1,200	$2.18	15d	1	1.40mi
849 W Cambridge Ave Fresno, CA	1.0	1.0	700	$1,150	$1.64	24d	1	1.44mi
9 E Olive Ave Fresno, CA	2.0	1.0	1000	$1,800	$1.80	4d	1	1.44mi

Listing history 4 events

1. 2026-06-21
   days on market $99,000 Active 17 DOM
2. 2026-06-18
   days on market $99,000 Active 14 DOM
3. 2026-06-17
   statusdays on market $99,000 Active 13 DOM
4. 2026-05-08
   listed $99,000 Active 187-char remark

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$511/yr (+$43/mo · 211.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 48 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,092
• − Mortgage interest: −$5,546
• − Property taxes: −$242
• − Insurance: −$495
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,880
• Taxable income: $5,195
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $5,289/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: Fresno Unified
• NCES district ID: 0614550
• Math proficiency: 18% ▼ -12.00%
• Reading proficiency: 47% ▲ 9.00%
• Median HH income: $36,095
• Composite: 26.83/100
• National rank: #7111
• State rank: #327 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

• County: Fresno County · 834,801 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 18,313
• Household income: $62,986
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 940.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 23% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 53% English-only · Spanish 43% 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: ▼ -214.61%
• Current HPI: 419.8763
• Rent YoY: ▲ 4.97%
• 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

• 2026-06-16 Relisted — FRESNOMLS
• 2026-05-08 Listed $99,000 FRESNOMLS

Property tax history

+2.1%/yr

Latest (2025): $242 · +3.4% YoY. Source: county tax records.