Real Estate Investing in Ventura, California (93004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93004 (Ventura, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.3 — hard to cash-flow at these prices.
What’s happening in Ventura, CA (93004)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93004 Ventura
The 93004 ZIP covers a section of Ventura that demands careful diligence. Prices near $869K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 93004 can be a a viable market for hunting ground — but the discount at $869K reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 93004 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A substantial renter share of 34% in 93004 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. solid returns are possible in 93004, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Ventura:
Property Strategy for 93004
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $658,252 | $2,890 | 3.2% | +5.4% | $329,126 |
| 3BR | $825,153 | $3,920 | 3.4% | +5.6% | $275,051 |
| 4BR | $899,154 | $4,550 | 3.6% | +5.7% | $224,788 |
| 5BR | $973,305 | — | — | +5.5% | $194,661 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93004 Compare?
| Metric | 93004 | Ventura | Oxnard-Thousand Oaks-Ventura, CA | California |
|---|---|---|---|---|
| Home Value | $868,886 | $918,597 | N/A | $761,003 |
| 5-Year CAGR | 3.2% | 3.4% | N/A | 5.7% |
| Avg Rent | $2,750 | $2,911 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93004 (Ventura, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93004 (Ventura, CA)?
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Property managers serving Ventura County
Manage rentals here? List your business →ABM Property Management, Inc. provides full property management services for homeowners associations in residential communities throughout Southern California. summary from their website
California Oaks Property Management's homepage text is minimal, but the domain name strongly suggests property management services. summary from their website
Home Sweet Home Property Management offers full-service property management rooted in Ventura County since 1990. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $868,886 |
| Monthly Rent | $2,750 |
| Price-to-Rent | 26.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | -7.9% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +1.6% ▲ |
The current 30-yr mortgage rate (7.0%) exceeds the estimated cap rate (2.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 93004
Population: 31,326
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 93004
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Rio del Valle Middle
Rio Vista Middle
Providence
Sierra Linda Elementary
Thurgood Marshall Elementary
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,362 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Ventura, CA?
Investors in Ventura, CA typically see rents near $2,750/mo per month against $869K home values - a solid setup for rental cash flow.
What kind of tenants rent in Ventura, CA?
Ventura, CA offers a reliable renter base at the $2,750/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the typical home price in Ventura, CA?
In Ventura, CA the median home value sits at $869K. Against the broader CA market, that reads as reasonable for most investors.
Does house hacking work in Ventura, CA?
House hacking in Ventura, CA is reasonable to execute. Prices around $869K and rents of $2,750/mo solid owner-occupant economics.
Is rental property easy to operate in Ventura, CA?
The landlord environment in Ventura, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 93004 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93004 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 93004 ranks in Oxnard-Thousand Oaks-Ventura, CA
Every ZIP in this metro, ranked. Free.
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