455 E Simpson Ave, Fresno, CA 93704
OFF MARKET

455 E Simpson Ave
Fresno, CA 93704

Fresno High Roeding
  • 2 Beds
  • 1 Bath
  • 1,250 sqft

$432,500

Trulia Estimate
as of Aug 4, 2026
Est. Refi. Payment $2,268/mo*
Refinance Your Home

$432,500

Trulia Estimate
as of Aug 4, 2026
Est. Refi. Payment $2,268/mo*
Refinance Your Home
2 Beds
1 Bath
1,250 sqft

Local Information

  • Map ViewExplore the area around 455 E Simpson Ave.
  • Schools1 Elementary School1 Middle School1 High School
  • Shop & Eat
-- mins to
Commute Destination

Home Highlights

Property Type
Single-Family Home
Year Built
1960
Living Area
1,250 sqft
Price/Sqft
$346

About this House

This home has been rented and is no longer on the market. Please ignore all ads on ZIllow, Trulia, Hotpads, and Craigslist.

Centrally located home near Van Ness Avenue in Fresno. 2 minute walk to the historic Gazebo Gardens! 5 minute drive to both Fig Garden Village and Tower District.

Newer carpet, newer roof, and private parking spot included. Nice sized living room, with fireplace, and attached study/office. Charming kitchen, 2 bedrooms and 1 bathroom. Washer, dryer, and refrigerator included. Basement access for storage included.
455 E Simpson Ave, Fresno, CA 93704 is a 2 bedroom, 1 bathroom, 1,250 sqft single-family home in Fresno High Roeding, built in 1960. It last sold for $320,000 on Apr 10, 2019. It is currently off market. The Trulia Estimate is $432,500, with a rent estimate of $1,872/month.

Home Details for 455 E Simpson Ave

Interior Features

Interior Details
BasementNumber of Rooms: 2Types of Rooms: Dining Room, Family Room
Heating & Cooling
Heating: Forced AirCooling System: OtherHeating Fuel: Forced Air
Levels, Entrance, & Accessibility
Stories: 1Floors: Carpet
Appliances & Utilities
DisposalDryerMicrowaveRefrigeratorWasher

Exterior Features

Exterior Home Features
Roof: CompositionExterior: WoodGardenLawnPatioPorchSprinkler System
Parking & Garage
Parking Spaces: 2Parking: Off Street, On Street

Property Information

Year Built
Year Built: 1960
Property Type / Style
Property Type: Single Family Home

Rental Terms, Policies & Fees

Furnished

Lot Information

Lot Area: 5000 sqft

Price History for 455 E Simpson Ave

DatePriceEventSource
04/10/2019$320,000Sold
N/A
11/13/2013$315,000Sold
N/A
04/03/1997$127,000Sold
N/A

Market trends in Fresno High Roeding

Last updated June 2026
Buyer'sMarketSeller'sMarket
Avg. sale price
$319K
$5.58KMoM
Sale-to-List Price
100.0%
Price per sq ft
$243
$1MoM
Available listings
130
5MoM
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Property Tax and Assessment

Year2025
Tax$4,640
Assessment$356,960
Home facts updated by county records

Comparable Sales for 455 E Simpson Ave

Address
Distance
Property Type
Sold Price
Sold Date
Bed
Bath
Sqft
426 E Simpson Ave, Fresno, CA
0.04
Single-Family Home
$395,000
03/16/26
2
1
1,228
346 E Cornell Ave, Fresno, CA
0.11
Single-Family Home
$378,000
06/08/26
3
1
1,330
3110 N Van Ness Blvd, Fresno, CA
0.16
Single-Family Home
$330,000
02/18/26
1
1
1,206
420 E Fountain Way, Fresno, CA
0.16
Single-Family Home
$190,000
05/18/26
2
1
953
316 E Brown Ave, Fresno, CA
0.30
Single-Family Home
$335,000
07/13/26
2
1
1,120
321 E Brown Ave, Fresno, CA
0.27
Single-Family Home
$360,000
08/11/25
2
1
1,066
537 E Michigan Ave, Fresno, CA
0.14
Single-Family Home
$370,000
02/26/26
2
2
1,001
820 E Cortland Ave, Fresno, CA
0.40
Single-Family Home
$310,000
03/20/26
2
1
1,069
2834 N Thorne Ave, Fresno, CA
0.38
Single-Family Home
$430,000
08/26/25
2
1
1,278
917 E Fountain Way, Fresno, CA
0.45
Single-Family Home
$303,000
09/05/25
2
1
1,089

Nearby homes

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Assigned Schools

These are the assigned schools for 455 E Simpson Ave.
View nearby schools on GreatSchools
The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

Neighborhood Overview

Fresno High Roeding
See Local Highlights
Neighborhood stats provided by third party data sources.

What Locals Say about Fresno High Roeding

At least 352 Trulia users voted on each feature.

  • 88 % Say there are sidewalks

  • 80 % Say it's dog friendly

  • 80 % Say yards are well-kept

  • 78 % Say car is needed

  • 74 % Say parking is easy

  • 74 % Say there's holiday spirit

  • 65 % Say it's walkable to restaurants

  • 63 % Say kids play outside

  • 55 % Say they plan to stay for at least 5 years

  • 54 % Say it's walkable to grocery stores

  • 53 % Say streets are well-lit

  • 49 % Say neighbors are friendly

  • 46 % Say it's quiet

  • 43 % Say people would walk alone at night

  • 30 % Say there's wildlife

  • 27 % Say there are community events

Sourced by Trulia users. Learn more about our methodology.
  • Keviniandersen
    "Great area to live in"
    0
    Flag
  • Dalenah Cervantes
    "Ive lived in this neighbor hood for about 4 years now and I love the area , everyone walks there dogs "
    3
    Flag
  • Pc7zhwxtjn
    "I feel safe with the onwers and dogs around me and my small family and would love to build more for me and my family "
    4
    Flag
  • Trulia User
    "this is not a great neighborhood ive live here for 15 years. if you want to start a family, i would find another place."
    5
    Flag
  • Trulia User
    "There are some stray cats but they are friendly there is a park near by for dogs and there’s trees a lot of shade "
    0
    Flag
  • Trulia User
    "yes. I lived in this area for 3 years. I loved walking from Fresno High to Gazebo Gardens. the walk up Van Ness is breathtaking. The walk up Weldon to FresnoCity College is so pleasant. Shade trees line the streets"
    5
    Flag
  • Trulia User
    "I like the way the houses look in this area and I like how they are designed and I like the tower area for restaurants and fun bars however this area needs a big grocery store "
    5
    Flag
  • Neil M.
    "There are many great events and activities in the tower district/Fresno high district area that happen weekly, monthly, and annually. Some highlights are: Christmas tree lane. annual block sales, gazebo gardens beer garden nights, ampersand block parties, art hop, and pub crawls"
    9
    Flag
  • Ginnie D.
    "Many dog lovers out and about with their pups. No dog park though. Or city parks, just a few schools which are locked when not in session. It would be great to see some neighborhood areas with grass for ball throwing. Seems like many dogs get lost in the area."
    5
    Flag
  • Samantha B.
    "Lovely place to live. Lots of character and close to restaurants and other local attractions. The lack of street lights could be improved. "
    0
    Flag
  • Samantha B.
    "Very friendly neighborhood. Great walkability and houses/apartments have a lot of character. There are a ton of local businesses and restaurants walking distance as well."
    15
    Flag
  • Elaine O.
    "There are a lot of people who walk their dogs. I do notice a few dogs running loose. You may have to be careful if you have a small dog. "
    4
    Flag
  • Eno.fpu
    "the van ness and Wishon avenues are excellent for walking dogs. Lots of friendly people walk and exercise in this area as well"
    0
    Flag
  • Kiasutton0124
    "We have pot lucks mostly every Saturday, either a family pot luck or a park pot luck promoted by quigley park. We also have plenty fun park activities for kids and the area is safe."
    1
    Flag
  • Tracy D.
    "There seem to be relatively high rates of drug-related crime (auto and residential break-ins, theft, etc.), homelessness, and under-treated mental illness in this area. "
    12
    Flag
  • Pablo
    "It’s getting unsafe as the years go by Too much violence going around the neighborhood. And a lot of homeless people walking around. It really wasn’t like that before. "
    10
    Flag
  • Celena M.
    "raised 2 boys and loved this neighborhood. we specifically sought out a home in this area. great streets for walking the dog, the kids and to restaurants and bars. we've even walked a cat. haha. "
    2
    Flag
  • Aarnemark
    "Mature trees, charming homes, Van Ness, and friendly people make this the best dog waking neighborhood in Fresno. "
    4
    Flag
  • Genevieve M.
    "I just know from visiting my sister who lives right off of Fruit and McKinley right arcoss the street is the liquor store grocery store and bamboo Chinese food place and on the good days she would bbq and have herself a yard sale and meet some of the nieghbors from around the blocks and so for. there all so friendly and nice. I really like that. What i like most is if i get this home im also very close to the roading park zoo are the little ones can get on rides too and the best🙂one i saved for last is Story land...."
    0
    Flag
  • 1996brilynn
    "A lot of people walk their dog so The residents leave water bowls outside their lawn for your dogs❤️ some part of the neighborhood had doggie bags so you can pick up their poops. "
    2
    Flag
  • Connie K.
    "great walking neighborhood, sense of community, convenient to Tower District and downtown. many craftsman style homes. people walk their dogs and greet other walkers and neighbors. "
    2
    Flag
  • Chammy J.
    "Neighbors keep to themselves they are friendly and it is child friendly also very animal friendly and pretty quiet for the most part there is a fire department in the neighborhood as well as a grocery store and it’s not too far from tower district "
    2
    Flag
  • Brittoni W.
    "I’ve lived here for nearly two years and have had a great experience. Nice neighbors and quiet neighborhood."
    1
    Flag
  • Jesse K.
    "Certain parts of the neighborhood are nice and quiet. However, the farther you get away from the immediate area around Fresno high, the more homeless and drug infested. "
    0
    Flag
  • Tony V.
    "The Commute is okay. The rent here is too high for the area, apartment, and size. The best thing is the Park and Zoo nearby."
    0
    Flag
  • Zena B.
    "tower District, block parties events for the kids, movies parks chaffee zoo roading park stores shops "
    0
    Flag
  • Mary F.
    "I’ve been living in this area for 12 years now and I like it a lot. My neighborhood is pretty quiet and not a lot of noise."
    0
    Flag
  • Zena B.
    "Chafee Zoo, The Tower District, Fresno City College, all the restaurants and the quite neighborhood "
    0
    Flag
  • Aciria H.
    "My commute is usually okay but some traffic from my house to the freeway, highway 99 south. There is quite a few police on the streets at all times. "
    0
    Flag
  • Sonshine333
    "Roeding Park is nearby. This is a great place for kids to play, have a family bar-be-que or a birthday party! The Chaffee Zoo is here too and is a wonderful place to explore! "
    0
    Flag
  • 13inchaurregui82
    " it's an easy walk to down town towards tower theater, always monthly events ,Rodger rocka's theater, which always has holiday great classic li e performances, art hop, parades, ect. "
    0
    Flag
  • Manny C. I.
    "I commute 10-15 to Fresno state every day. Smart and final is right down the street. Fresno high is 5 mins away"
    1
    Flag
  • Sintia N.
    "There are none that I know of. Everyone in my neighborhood pretty much keep to themselves. Some blocks are quiet and clean, others not so nice... "
    0
    Flag
  • Anothercalifornian
    "Historical buildings dating before 1913 the architecture of buildings is diverse, including Mission Revival as well as the Arts and Crafts and Prairie aesthetic. The Tower Theater located in this district and the shops and venues are unique."
    31
    Flag
  • Izzy99er
    "Food, nightlife, art galleries, culture and friendly people all around. Neighborhood is definitely walkable up into the evening. "
    21
    Flag
  • Raymondavargas
    "I have lived in my home for 34 years. I raised my 2 children here. When we moved here the neighborhood was transitioning and many neighbors were young with young children. It seems everyone knows everyone. Neighbors are friendly and lookout for one another. Our homes are on the historical register here in The Wilson Island. Homes are one of a kind and full of character."
    3
    Flag

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Homes for sale near 455 E Simpson Ave

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Off Market Homes Near 455 E Simpson Ave

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