2044 E Tyler Ave · Fresno, CA 93701

$154,900

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 118 Days on market

Built 1922 5,201 sqft lot $221/sqft · 23% below area Est $201k · 23% under

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Why this score? — see what drove the C- 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 +12.3/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom, 1 bath single family home offers strong potential and long term value. Featuring a detached garage, the property provides added storage, parking, or possible future ADU potential (buyer to verify). Ideal for investors looking to expand their portfolio or buyers seeking income producing possibilities. Don't miss this chance to secure a solid asset.

Key facts

• Detached garage
• Future adu potential
• 5,201 sq ft lot

Tags

• DETACHED GARAGE
• FUTURE ADU POTENTIAL
• INCOME PRODUCING POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-29 ($-351/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (21.7% below list).
• Recommended offer: $121k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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+, schools D.
• 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.
• Market conditions: 41 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $121,364 (21.7% 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 118 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.78% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (median comp): $201,021
• List price: $154,900
• Delta: -22.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2326 E Clay Ave	0.19mi	2/1.0	740 (+6%)	11mo	$225,000	$304	73
1508 N Calaveras Ave	0.65mi	2/1.0	740 (+6%)	1mo	$190,000	$257	59
2427 E Tyler Ave	0.23mi	3/1.0 (+1)	804 (+15%)	5mo	$115,000	$143	56
374 N Poplar Ave	0.72mi	3/1.0 (+1)	726 (+4%)	1mo	$175,000	$241	54
374 N Poplar Ave	0.72mi	3/1.0 (+1)	726 (+4%)	1mo	$175,000	$241	54
1568 N Glenn Ave	0.73mi	2/1.0	728 (+4%)	12mo	$250,000	$343	49
424 N Effie St	0.43mi	2/1.0	612 (-13%)	19mo	$150,000	$245	43
429 N Clark St	0.41mi	3/1.0 (+1)	792 (+13%)	17mo	$248,000	$313	39
1536 N Calaveras St	0.67mi	2/1.0	744 (+6%)	24mo	$244,000	$328	38

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $82,466
• Equity at exit: $139,546

10-year hold

• IRR: 21.1%
• Equity multiple: 6.63×
• Total profit: $244,250
• Equity at exit: $300,937

Cash invested: $43,372 (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 93701

• Home prices YoY: 6.4%
• Active inventory: 41
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$812
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-29

Break-even live

Break-even rent $1,251

Max offer price $149,729

Occupancy floor 97%

Sensitivity live

Price	-10% $58	-5% $15	+0% $-29	+5% $-73	+10% $-117
Rent	-10% $-125	-5% $-77	+0% $-29	+5% $19	+10% $67
Rate	-1.0pp $49	-0.5pp $10	base $-29	+0.5pp $-69	+1.0pp $-110

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 E Washington Ave Unit 2512 Fresno, CA	1.0	1.0	550	$995	$1.81	45d	1	0.58mi
453 N Orchard St Apt C Fresno, CA	2.0	1.0	630	$1,250	$1.98	4d	1	0.70mi
938 N Van Ness Ave Fresno, CA	2.0	1.0	628	$1,575	$2.51	17d	1	0.71mi
236 N Glenn Ave Fresno, CA	1.0	1.0	613	$1,195	$1.95	24d	1	0.74mi
230 N Glenn Ave Fresno, CA	1.0	1.0	613	$1,195	$1.95	45d	1	0.75mi
230 N Glenn Ave Fresno, CA	1.0	1.0	613	$1,195	$1.95	24d	1	0.75mi
3254 E Olive Ave Apt D Fresno, CA	2.0	1.0	750	$1,300	$1.73	22d	1	0.90mi
1310 P St Unit 1314 Fresno, CA	1.0	1.0	600	$1,050	$1.75	4d	1	0.93mi
2103 N Angus St Unit 2018-F Fresno, CA	1.0	1.0	555	$1,100	$1.98	15d	1	1.08mi
2103 N Angus St Unit 2641-F Fresno, CA	1.0	1.0	555	$1,100	$1.98	45d	1	1.08mi
2909 Huntington Blvd Fresno, CA	1.0	1.0	696	$1,250	$1.80	4d	3	1.09mi
517 E Olive Ave Unit 517 Fresno, CA	1.0	1.0	728	$1,250	$1.72	4d	1	1.09mi
116 N Yosemite Ave Unit 204 Fresno, CA	1.0	1.0	600	$1,100	$1.83	45d	1	1.12mi
1525 Van Ness Ave Unit 109FB Fresno, CA	1.0	1.0	661	$1,495	$2.26	45d	1	1.17mi
1759 Fulton St Fresno, CA	2.0	1.0–2.5	882	$1,900	$2.15	2d	1	1.18mi
3403 E Normal Ave Unit 2 Fresno, CA	1.0	1.0	665	$1,000	$1.50	24d	1	1.20mi
2674 E Clinton Ave Fresno, CA	1.0–4.0	1.0–3.0	943	$886	$0.94	45d	1	1.22mi
3634 E Madison Ave Unit 2 Fresno, CA	1.0	1.0	600	$1,000	$1.67	45d	1	1.32mi

Listing history 33 events

1. 2026-06-21
   days on market $154,900 Active 118 DOM
2. 2026-06-18
   days on market $154,900 Active 115 DOM
3. 2026-06-17
   days on market $154,900 Active 114 DOM
4. 2026-06-16
   days on market $154,900 Active 113 DOM
5. 2026-06-15
   days on market $154,900 Active 112 DOM
6. 2026-06-13
   days on market $154,900 Active 110 DOM
7. 2026-06-10
   days on market $154,900 Active 107 DOM
8. 2026-06-09
   days on market $154,900 Active 106 DOM
9. 2026-06-08
   days on market $154,900 Active 105 DOM
10. 2026-06-07
    days on market $154,900 Active 104 DOM
11. 2026-06-05
    days on market $154,900 Active 101 DOM
12. 2026-06-03
    days on market $154,900 Active 100 DOM
13. 2026-06-02
    days on market $154,900 Active 99 DOM
14. 2026-06-01
    days on market $154,900 Active 98 DOM
15. 2026-05-31
    days on market $154,900 Active 97 DOM
16. 2026-03-24
    price $154,900 365-char remark

    Show marketing remark (365 chars)

    This 2 bedroom, 1 bath single family home offers strong potential and long term value. Featuring a detached garage, the property provides added storage, parking, or possible future ADU potential (buyer to verify). Ideal for investors looking to expand their portfolio or buyers seeking income producing possibilities. Don't miss this chance to secure a solid asset.

17. 2026-02-20
    listed $180,000 Active 365-char remark

    Show marketing remark (365 chars)

    This 2 bedroom, 1 bath single family home offers strong potential and long term value. Featuring a detached garage, the property provides added storage, parking, or possible future ADU potential (buyer to verify). Ideal for investors looking to expand their portfolio or buyers seeking income producing possibilities. Don't miss this chance to secure a solid asset.

18. 2025-05-16
    soldstatus $125,000
19. 2024-06-30
    listed $219,000 Active
20. 2024-02-14
    status Active
21. 2024-02-08
    status Pending
22. 2024-01-17
    listed $219,000 Active
23. 2002-04-30
    price $40,000
24. 2002-04-30
    soldstatus $41,000
25. 2002-04-30
    soldstatus $41,000
26. 2002-01-31
    historical
27. 2001-12-11
    listed $41,000
28. 2001-04-14
    historical
29. 2001-04-14
    price $34,950
30. 2001-04-13
    soldstatus $12,500
31. 2001-03-14
    listed $12,500
32. 1987-04-21
    soldstatus $37,500
33. 1983-03-09
    soldstatus $7,000

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,564
• − Mortgage interest: −$8,677
• − Property taxes: −$1,334
• − Insurance: −$774
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$4,506
• Taxable loss: −$3,058
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $383/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

• Census place: Fresno, CA
• County: Fresno County · 834,801 people
• City population: 593,114
• Metro: Fresno, CA
• Population (ZIP): 9,808
• Household income: $32,768
• Rent vs Own: 85.6% rent · 14.4% own
• Severe rent burden: 1072.0

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 (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 23% White 10% Black 6% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Scotch-Irish 1% Italian 1%
• Foreign-born: 32% · Canada
• Languages at home: 33% English-only · Spanish 61% 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: ▲ 27.24%
• Current HPI: 452.1844
• 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

+2112.9% since first listed

18 events — show timeline

• 2026-03-24 Price Changed $154,900 FRESNOMLS
• 2026-02-20 Listed $180,000 FRESNOMLS
• 2025-05-16 Sold (Public Records) $125,000 Public Records
• 2024-06-30 Listed $219,000 FRESNOMLS
• 2024-02-14 Relisted — FRESNOMLS
• 2024-02-08 Pending — FRESNOMLS
• 2024-01-17 Listed $219,000 FRESNOMLS
• 2002-04-30 Price Changed $40,000 FRESNOMLS
• 2002-04-30 Sold (Public Records) $41,000 Public Records
• 2002-04-30 Sold (MLS) $41,000 FRESNOMLS
• 2002-01-31 Delisted — FRESNOMLS
• 2001-12-11 Listed $41,000 FRESNOMLS
• 2001-04-14 Price Changed $34,950 FRESNOMLS
• 2001-04-14 Delisted — FRESNOMLS
• 2001-04-13 Sold (MLS) $12,500 FRESNOMLS
• 2001-03-14 Listed $12,500 FRESNOMLS
• 1987-04-21 Sold (Public Records) $37,500 Public Records
• 1983-03-09 Sold (Public Records) $7,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,334 · +3.9% YoY. Source: county tax records.