Residence 1652 Plan · Fresno, CA 93727

$414,990

3 bd · 2.5 ba · 1,652 sqft · SingleFamily · 947 Days on market

Excellent condition $161/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.9/10.0
• Condition / age +4.8/5.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• 1% rule +1.7/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 2.

Key facts

• 2 parking spots
• Listed 946 days

🏗️ New construction. The $414,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $461,967.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $415k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-909 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (25.4% below list).
• Recommended offer: $309k (25.4% below list) — sets the bar for 1% rule.

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); 468 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 42% 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 $14k 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 947 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,431 (25.4% 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 947 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.62
• GRM: 12.4

CMA / ARV

• ARV (median comp): $461,967
• List price: $414,990
• Delta: -10.17%
• 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
6596 E Cresthaven Dr	0.53mi	3/2.5	1,651 (-0%)	1mo	$417,820	$253	74
6532 E Cresthaven Dr	0.53mi	3/2.5	1,651 (-0%)	2mo	$405,820	$246	74
6554 E Crimson Dr	0.56mi	3/2.5	1,651 (-0%)	0mo	$429,820	$260	74
6552 E Clingstone Dr	0.58mi	3/2.5	1,651 (-0%)	0mo	$429,820	$260	73
6583 E Cresthaven Dr	0.57mi	3/2.5	1,651 (-0%)	1mo	$418,329	$253	72
6538 E Lamona	0.19mi	3/2.0	1,491 (-10%)	1mo	$440,000	$295	72
6535 E Cresthaven Dr	0.57mi	3/2.5	1,651 (-0%)	2mo	$429,820	$260	72
6559 E Cresthaven Dr	0.57mi	3/2.5	1,651 (-0%)	2mo	$429,820	$260	72
6584 E Blushing Dr	0.58mi	3/2.5	1,651 (-0%)	2mo	$429,820	$260	71
6592 E Clingstone Dr	0.60mi	3/2.5	1,651 (-0%)	1mo	$412,820	$250	71
6606 E Carmen Ave	0.45mi	3/2.0	1,782 (+8%)	1mo	$485,000	$272	63
6648 E Washington Ave	0.64mi	3/2.0	1,892 (+14%)	0mo	$460,000	$243	44

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: -31.2%
• Equity multiple: -0.03×
• Total profit: $-132,766
• Equity at exit: $68,881

10-year hold

• IRR: -34.5%
• Equity multiple: -0.47×
• Total profit: $-190,209
• Equity at exit: $39,942

Cash invested: $129,351 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 40 active · 78 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $417,500 ($268/sqft)
• Median days on market: 37 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93727

• Rents YoY: 3.0%
• Active inventory: 468
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,094 high
• Mortgage (P&I): −$2,423
• Tax est. 1.5%: −$577 /mo · $6,930/yr
• Insurance: −$192
• HOA: −$161
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-909

Break-even live

Break-even rent $4,245

Max offer price $330,427

Occupancy floor —

Sensitivity live

Price	-10% $-590	-5% $-749	+0% $-909	+5% $-1,069	+10% $-1,228
Rent	-10% $-1,153	-5% $-1,031	+0% $-909	+5% $-787	+10% $-665
Rate	-1.0pp $-676	-0.5pp $-792	base $-909	+0.5pp $-1,029	+1.0pp $-1,151

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: $115,492
• Closing costs: $13,859
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6563 E Tobey Ave Fresno, CA	4.0	2.0	1794	$4,695	$2.62	93d	1	0.14mi
6609 E Carmen Ave Fresno, CA	3.0	2.0	1782	$2,650	$1.49	52d	1	0.44mi
6596 E Cresthaven DR Fresno, CA	3.0	2.5	1651	$2,595	$1.57	32d	1	0.54mi
6579 E Madison Ave Fresno, CA	3.0	2.5	1704	$2,700	$1.58	35d	1	0.57mi
6446 E Meritage Dr Fresno, CA	3.0	2.5	1652	$4,195	$2.54	93d	1	0.76mi
6692 E Cambridge Ave Fresno, CA	3.0	2.5	1971	$2,495	$1.27	93d	1	0.77mi
6193 E Brick Dr Fresno, CA	3.0	2.5	1512	$2,395	$1.58	69d	1	0.81mi
6319 E Riesling Dr Fresno, CA	3.0	2.5	1652	$2,500	$1.51	19d	1	0.82mi
6052 E Bishop Ln Fresno, CA	3.0	2.5	1579	$2,250	$1.42	70d	1	0.84mi
2400 N Armstrong Ave Fresno, CA	3.0	3.0	1400	$900	$0.64	93d	1	0.88mi
2594 N Armstrong Ave Fresno, CA	3.0	2.0	1319	$2,372	$1.80	15d	2	1.08mi
352 N Millard Ave Fresno, CA	4.0	2.0	1838	$2,595	$1.41	15d	1	1.12mi
5925 E Tulare Ave Fresno, CA	3.0	2.0	1120	$2,185	$1.95	15d	1	1.25mi
134 N Purdue Ave Fresno, CA	3.0	3.0	1534	$2,400	$1.56	51d	1	1.29mi
2743 N Vahe Ave Fresno, CA	4.0	3.0	2103	$2,700	$1.28	93d	1	1.32mi
139 N Miami Ave Fresno, CA	3.0	3.0	1534	$2,400	$1.56	41d	1	1.33mi
6050 E Princeton Ave Fresno, CA	2.0	1.0–2.0	973	$2,160	$2.22	19d	4	1.35mi
6226 E Nala Dr Fresno, CA	3.0	2.5	1627	$2,350	$1.44	47d	1	1.35mi
7237 E Homan Ave Fresno, CA	4.0	3.0	2103	$2,895	$1.38	19d	1	1.36mi
5886 E Fillmore Ave Fresno, CA	3.0	2.0	1445	$2,295	$1.59	15d	1	1.39mi
5853 E Voorman Ave Fresno, CA	4.0	3.0	1792	$2,475	$1.38	59d	1	1.39mi
6357 E Mono St Fresno, CA	4.0	2.0	1581	$2,650	$1.68	15d	1	1.45mi
2851 N Janice Ave Fresno, CA	3.0	2.0	1341	$2,395	$1.79	73d	1	1.46mi
7170 E Amherst Ave Fresno, CA	3.0	2.0	1635	$2,595	$1.59	63d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $414,990 Active 947 DOM
2. 2026-08-07
   days on market $414,990 Active 946 DOM
3. 2026-08-06
   days on market $414,990 Active 945 DOM
4. 2026-08-05
   days on market $414,990 Active 944 DOM
5. 2026-08-04
   days on market $414,990 Active 943 DOM
6. 2026-08-03
   days on market $414,990 Active 942 DOM
7. 2026-07-31
   days on market $414,990 Active 939 DOM
8. 2026-07-30
   days on market $414,990 Active 938 DOM
9. 2026-07-30
   days on market $414,990 Active 937 DOM
10. 2026-07-28
    days on market $414,990 Active 936 DOM
11. 2026-07-26
    days on market $414,990 Active 934 DOM
12. 2026-07-24
    days on market $414,990 Active 932 DOM
13. 2026-07-23
    days on market $414,990 Active 931 DOM
14. 2026-07-22
    days on market $414,990 Active 930 DOM
15. 2026-07-21
    days on market $414,990 Active 929 DOM
16. 2026-07-20
    days on market $414,990 Active 928 DOM
17. 2026-07-18
    days on market $414,990 Active 926 DOM
18. 2026-07-18
    days on market $414,990 Active 925 DOM
19. 2026-07-16
    days on market $414,990 Active 924 DOM
20. 2026-07-15
    days on market $414,990 Active 923 DOM
21. 2026-07-14
    days on market $414,990 Active 922 DOM
22. 2026-07-13
    days on market $414,990 Active 921 DOM
23. 2026-07-13
    days on market $414,990 Active 920 DOM
24. 2026-07-11
    days on market $414,990 Active 919 DOM
25. 2026-07-10
    days on market $414,990 Active 918 DOM
26. 2026-07-09
    days on market $414,990 Active 917 DOM
27. 2026-07-07
    days on market $414,990 Active 915 DOM
28. 2026-07-06
    days on market $414,990 Active 914 DOM
29. 2026-07-05
    days on market $414,990 Active 913 DOM
30. 2026-07-03
    days on market $414,990 Active 911 DOM
31. 2026-07-02
    days on market $414,990 Active 910 DOM
32. 2026-07-01
    days on market $414,990 Active 909 DOM
33. 2026-06-30
    days on market $414,990 Active 908 DOM
34. 2026-06-29
    days on market $414,990 Active 907 DOM
35. 2026-06-28
    days on market $414,990 Active 906 DOM
36. 2026-06-27
    days on market $414,990 Active 905 DOM
37. 2026-06-27
    days on market $414,990 Active 904 DOM
38. 2026-06-25
    days on market $414,990 Active 902 DOM
39. 2026-06-22
    days on market $414,990 Active 900 DOM
40. 2026-06-21
    days on market $414,990 Active 899 DOM
41. 2026-06-18
    days on market $414,990 Active 896 DOM
42. 2026-06-17
    days on market $414,990 Active 895 DOM
43. 2026-06-16
    days on market $414,990 Active 894 DOM
44. 2026-06-15
    days on market $414,990 Active 893 DOM
45. 2026-06-13
    days on market $414,990 Active 891 DOM
46. 2026-06-13
    days on market $414,990 Active 890 DOM
47. 2026-06-10
    days on market $414,990 Active 888 DOM
48. 2026-06-09
    days on market $414,990 Active 887 DOM
49. 2026-06-08
    days on market $414,990 Active 886 DOM
50. 2026-06-07
    days on market $414,990 Active 885 DOM

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 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: $37,132
• − Mortgage interest: −$25,877
• − Property taxes: −$6,930
• − Insurance: −$2,310
• − Repairs & maintenance: −$2,971
• − Management: −$2,971
• − HOA: −$1,932
• − Depreciation: −$13,439
• Taxable loss: −$19,297
• Est. tax savings @ 24.0%: +$4,631
• After-tax cash flow: $-6,277/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring — Enhances interior aesthetics and value ↑

Zoned Schools

Elementary Temperance-Kutner Elementary Middle Reyburn Intermediate High Clovis East High

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

C Composite livability gradescore 62/100

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 · 1,042,971 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: 11% of renters

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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%

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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%

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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

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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

+3.8% since first listed

6 events — show timeline

• 2024-03-30 Price Changed $414,990 Zillow
• 2024-03-14 Relisted — Zillow
• 2024-01-18 Delisted — Zillow
• 2024-01-14 Price Changed $409,990 Zillow
• 2024-01-13 Price Changed $403,990 Zillow
• 2023-11-08 Listed $399,990 Zillow