6429 E Moscato Dr · Fresno, CA 93727

$399,950

3 bd · 3.0 ba · 1,421 sqft · SingleFamily public records · 12 Days on market

Built 2023 2,034 sqft lot Est $429k · 7% under $135/mo HOA · 4% of rent

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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).

• ARV discount +10.6/15.0
• Cash flow +9.8/30.0
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rates are up! We're here to help! Seller to include Up To $15,000 closing costs credit to pay closing costs and apply towards interest rate buy-down when using preferred lender! **Contact agent for details as restrictions apply. In addition, this Turn Key product includes Washer/Dryer/Refrigerator & 2 Fauxwood Blinds! You can view the model homes located at 6538 East Hammond Ave, Fresno, Ca 93727 (Olive & Armstrong). Come see us in person or call to get the details! The community will be gated and will have a community pool for next summer! *Some photos reflect renderings of the exterior of the home and may not reflect the exact exterior color scheme you will be getting. Contact sales agent for specific details. www.TheAveWilson.com

Key facts

• Paid solar
• Community clubhouse
• Gated communities

Tags

• PAID SOLAR
• COMMUNITY CLUBHOUSE
• RESORT-STYLE POOL
• ENERGY-EFFICIENT FEATURES
• LOW-MAINTENANCE LIVING
• GATED COMMUNITIES

Property features AI

Finance

• HOA & community: Community association with monthly fee of $135; Association amenities include pool and spa/hot tub

Exterior

• Parking: 2-car garage
• Security: Gated community
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Single family residence
• Construction: Stucco exterior; Composition roof; Concrete foundation; Built with public records living area
• Exterior features: Two-story; Community in-ground pool; Urban lot setting; Solar installed

Interior

• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heat and central air
• Interior features: Central heating and cooling; Laundry located inside in a laundry closet
• Laundry & utility: Inside laundry with a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (19.9% below list).
• Recommended offer: $320k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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: Virginia R. Boris Elementary (740 students, 53% FRL); Reyburn Intermediate (1,643 students, 58% FRL); Clovis East High (2,768 students, 56% FRL) — zoned schools average 56% FRL vs 32% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 327 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).
• This rent runs 44% 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 $12k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,304 (19.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.80% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $429,142
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6543 E Cresthaven Dr	0.22mi	3/2.5	1,402 (-1%)	0mo	$411,820	$294	85
2128 N Autumnglo Dr	0.24mi	3/2.5	1,402 (-1%)	0mo	$410,820	$293	84
6591 E Cresthaven Dr	0.25mi	3/2.5	1,402 (-1%)	0mo	$403,099	$288	84
6604 E Clingstone Dr	0.27mi	3/2.5	1,402 (-1%)	1mo	$407,820	$291	83
6527 E Cresthaven Dr	0.18mi	3/2.5	1,227 (-14%)	0mo	$394,300	$321	66
6575 E Cresthaven Dr	0.19mi	3/2.5	1,227 (-14%)	0mo	$370,300	$302	66
6576 E Clingstone Dr	0.20mi	3/2.5	1,227 (-14%)	1mo	$370,300	$302	65
6544 E Blushing Dr	0.22mi	3/2.5	1,227 (-14%)	1mo	$385,300	$314	64
6567 E Cresthaven Dr	0.24mi	3/2.5	1,227 (-14%)	0mo	$387,300	$316	64
6584 E Clingstone Dr	0.24mi	3/2.5	1,227 (-14%)	1mo	$385,300	$314	63
6551 E Cresthaven Dr	0.25mi	3/2.5	1,227 (-14%)	0mo	$385,300	$314	63
2760 N Sophie Dr	0.52mi	3/2.8	1,589 (+12%)	0mo	$398,000	$250	55

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-81,298
• Equity at exit: $59,634

10-year hold

• IRR: -14.4%
• Equity multiple: 0.18×
• Total profit: $-92,303
• Equity at exit: $34,580

Cash invested: $111,986 (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 93727

• Rents YoY: 3.0%
• Active inventory: 327
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,203 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$389 /mo · $4,665/yr
• Insurance: −$167
• HOA: −$135
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $-257

Break-even live

Break-even rent $3,529

Max offer price $354,488

Occupancy floor —

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: $99,988
• Closing costs: $11,998
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6446 E Meritage Dr Fresno, CA	3.0	2.5	1652	$4,195	$2.54	44d	1	0.01mi
2400 N Armstrong Ave Fresno, CA	3.0	3.0	1400	$900	$0.64	44d	1	0.16mi
6609 E Carmen Ave Fresno, CA	3.0	2.0	1782	$2,650	$1.49	3d	1	0.36mi
6050 E Princeton Ave Fresno, CA	2.0	2.0	1091	$2,195	$2.01	3d	1	0.63mi
6563 E Tobey Ave Fresno, CA	4.0	2.0	1794	$4,695	$2.62	44d	1	0.63mi
5965 E Shields Ave #177 Fresno, CA	2.0	2.0	1104	$1,550	$1.40	15d	1	0.89mi
7170 E Amherst Ave Fresno, CA	3.0	2.0	1635	$2,595	$1.59	15d	1	0.93mi
2851 N Janice Ave Fresno, CA	3.0	2.0	1341	$2,395	$1.79	24d	1	0.94mi
6102 E Giavanna Ave Fresno, CA	3.0	2.0	1343	$2,600	$1.94	44d	1	1.24mi
5910 E Robinson Ave Fresno, CA	3.0	1.0	1100	$2,050	$1.86	3d	1	1.26mi
3462 N Clover Ave Fresno, CA	3.0	2.0	1787	$2,400	$1.34	24d	1	1.27mi
3684 N Shelly Ave Fresno, CA	4.0	3.0	1816	$2,850	$1.57	24d	1	1.41mi
7399 E Giavanna Ave Fresno, CA	3.0	2.5	1703	$2,250	$1.32	44d	1	1.45mi
6052 E Bishop Ln Fresno, CA	3.0	2.5	1579	$2,250	$1.42	21d	1	1.48mi
3675 Sunnyside Ave Clovis, CA	3.0	2.0	1455	$2,195	$1.51	44d	1	1.49mi
6193 E Brick Dr Fresno, CA	3.0	2.5	1512	$2,395	$1.58	20d	1	1.50mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: poolsecurity

Listing history 11 events

1. 2026-06-18
   days on market $399,950 Active 12 DOM
2. 2026-06-17
   days on market $399,950 Active 11 DOM
3. 2026-06-16
   days on market $399,950 Active 10 DOM
4. 2026-06-15
   days on market $399,950 Active 9 DOM
5. 2026-06-13
   days on market $399,950 Active 7 DOM
6. 2026-06-13
   days on market $399,950 Active 6 DOM
7. 2026-06-10
   days on market $399,950 Active 4 DOM
8. 2026-06-09
   days on market $399,950 Active 3 DOM
9. 2026-06-08
   days on market $399,950 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $399,950 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: $4,665 · $389/mo
• Projected year-2 tax: $4,665 · $389/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 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: $38,436
• − Mortgage interest: −$22,403
• − Property taxes: −$4,665
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − HOA: −$1,620
• − Depreciation: −$11,635
• Taxable loss: −$10,036
• Est. tax savings @ 24.0%: +$2,409
• After-tax cash flow: $-680/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 — 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): 84,107
• Household income: $87,466
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2745.0

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: 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%

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

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

+6.1% since first listed

6 events — show timeline

• 2026-06-06 Listed $399,950 FRESNOMLS
• 2023-05-02 Sold (MLS) $364,990 FRESNOMLS
• 2022-12-29 Pending — FRESNOMLS
• 2022-12-06 Price Changed $364,990 FRESNOMLS
• 2022-12-03 Price Changed $369,990 FRESNOMLS
• 2022-11-20 Listed $376,990 FRESNOMLS

Property tax history

+102.2%/yr

Latest (2025): $4,665 · +1.8% YoY. Source: county tax records.