3851 E Marcus Ave · Friant, CA 93626

$379,999

2 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 4 Days on market

Built 1973 0.34 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Investor special!! This is a fixer upper. Lots of TLC needed to bring it back to its previous condition. But with repairs, cleaning and upgrades, it can truly shine again. There is an extra room with no closet that could be made into another bedroom. The oversized lot adds more possibilities to what the property can offer.<div>The home needs a new septic system and roof, which is reflected in the price.</div>

Key facts

• New flooring
• Updated kitchen
• Fresh interior paint

Tags

• UPDATED KITCHEN
• NEW FLOORING
• FRESH INTERIOR PAINT
• UPDATED BATHROOM VANITIES
• NEWLY TILED SHOWER
• OVERSIZED DRIVE-THROUGH GATE

Property features AI

Exterior

• Parking: Open parking; Drive-through parking; Potential RV parking
• Utilities: Electric service on; Septic tank; Public utilities available; Propane
• Home design: Single family residence
• Construction: Stucco exterior; Composition roof; Concrete foundation; Built with no solar
• Exterior features: One-level residence; Fenced yard; Corner lot; Rural setting; Lot dimensions approximately 125 x 150

Interior

• Kitchen: Range/oven (full size); Electric appliances; Dishwasher
• Flooring: Vinyl
• Bathrooms: 1.75 bathrooms with tub/shower and shower
• Heating & cooling: Central heating and cooling
• Interior features: Double pane windows; Disposal; Vinyl flooring
• Laundry & utility: Indoor laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (34.1% below list).
• Recommended offer: $251k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.3% in Friant — 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 44/100 on livability (#1,341 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, health & safety A; Watch: cost of living 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: Liberty Elementary (621 students, 39% FRL); Alta Sierra Intermediate (1,284 students, 37% FRL); Clovis West High (2,089 students, 44% FRL).
• Market conditions: 102 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $200k; list at $380k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $250,507 (34.1% 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. Built in 1973 — 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 F-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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $200,284
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3851 E Marcus Ave	0.00mi	2/1.8	1,244 (0%)	5mo	$200,000	$161	95
3851 E Marcus Ave	0.00mi	2/1.0	1,244 (0%)	5mo	$200,000	$161	92
17124 N Waldby	0.19mi	3/2.0 (+1)	1,236 (-1%)	11mo	$350,000	$283	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $179,516
• Equity at exit: $342,333

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $549,958
• Equity at exit: $738,254

Cash invested: $106,400 (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 93626

• Home prices YoY: 7.5%
• Active inventory: 102
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,505 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$257 /mo · $3,087/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-429

Break-even live

Break-even rent $3,049

Max offer price $304,152

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-322	+0% $-429	+5% $-537	+10% $-644
Rent	-10% $-627	-5% $-528	+0% $-429	+5% $-330	+10% $-231
Rate	-1.0pp $-238	-0.5pp $-333	base $-429	+0.5pp $-528	+1.0pp $-628

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $379,999 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $379,999 Active 1 DOM

ⓘ 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: $3,087 · $257/mo
• Projected year-2 tax: $3,087 · $257/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 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 61 unhealthy d/yr today · 69 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,061
• − Mortgage interest: −$21,286
• − Property taxes: −$3,087
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$11,055
• Taxable loss: −$12,076
• Est. tax savings @ 24.0%: +$2,898
• After-tax cash flow: $-2,254/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 — Friant

• Score: 44/100
• State rank: #1341
• US rank: #26802

Category grades

Amenities F Commute F Cost of living D+ Crime F Employment D Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Friant, CA
• Population (ZIP): 3,039

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 White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 16% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Chinese 1%

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: ▲ 23.30%
• Current HPI: 334.9049
• Rent YoY: —
• Metro: —
• 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

+43.4% since first listed

14 events — show timeline

• 2026-06-16 Listed $379,999 FRESNOMLS
• 2026-01-30 Sold (MLS) $200,000 FRESNOMLS
• 2026-01-25 Pending — FRESNOMLS
• 2026-01-24 Listed $207,500 FRESNOMLS
• 2017-09-21 Sold (Public Records) $166,000 Public Records
• 2012-01-30 Sold (MLS) $79,900 FRESNOMLS
• 2012-01-09 Price Changed $89,900 FRESNOMLS
• 2012-01-09 Delisted — FRESNOMLS
• 2011-11-09 Listed $79,900 FRESNOMLS
• 2005-09-23 Sold (Public Records) $265,000 Public Records
• 2005-08-22 Sold (MLS) $265,000 FRESNOMLS
• 2005-07-11 Delisted — FRESNOMLS
• 2005-07-11 Price Changed $284,000 FRESNOMLS
• 2005-07-07 Listed $265,000 FRESNOMLS

Property tax history

+10.8%/yr

Latest (2025): $3,087 · +15.2% YoY. Source: county tax records.