Real Estate Investing in Camarillo, California (93012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93012 (Camarillo, 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.
What’s happening in Camarillo, CA (93012)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93012 Camarillo
Not every below-median market is a bargain. Camarillo's 93012 ZIP shows signals that favor experienced operators who can absorb the risk $920K pricing implies.
The 93012 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Camarillo have seen price recovery that 93012 has not matched. Ventura County data supports the view that the spread is structural rather than temporary.
Who lives in 93012 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 93012 is an operator game, not a passive one. Stepping back, entry prices of $920K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Camarillo:
Property Strategy for 93012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $473,358 | $2,890 | 4.4% | +5.9% | $473,358 |
| 2BR | $653,869 | $3,460 | 3.8% | +5.6% | $326,934 |
| 3BR | $839,356 | $4,690 | 4.0% | +5.6% | $279,785 |
| 4BR | $1,121,646 | $5,450 | 3.5% | +6.3% | $280,412 |
| 5BR | $1,570,519 | — | — | +7.4% | $314,104 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93012 Compare?
| Metric | 93012 | Camarillo | Oxnard-Thousand Oaks-Ventura, CA | California |
|---|---|---|---|---|
| Home Value | $919,502 | $921,836 | N/A | $761,003 |
| 5-Year CAGR | 3.2% | 3.4% | N/A | 5.7% |
| Avg Rent | $3,085 | $2,878 | N/A | - |
| Cap Rate | 2.6% | 2.4% | - | - |
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 93012 (Camarillo, CA). Anonymous, moderated, never written by AI.
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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 | $919,502 |
| Monthly Rent | $3,085 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 93012
Population: 36,007
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 93012
Schools in This ZIP Code
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 1,784 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Camarillo, CA better for rentals, flips, or BRRRR?
Camarillo, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($920K prices, $3,085/mo rents) make it a reasonable choice.
What kind of vacancy should I budget for in Camarillo, CA?
Camarillo, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How qualified is the tenant pool in Camarillo, CA?
The tenant pool in Camarillo, CA is solid, supported by local employment and population fundamentals. Rents of $3,085/mo are well-absorbed by the market.
Is Camarillo, CA suited for a house hack?
For house hackers, Camarillo, CA is a challenging. The $3,085/mo rent on a unit helps defray the mortgage on a $920K property.
What is it like being a landlord in Camarillo, CA?
CA law tenant-protective for landlords, and Camarillo inherits those rules. Investors should still review local ordinances for rental licensing.
You know 93012 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93012 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 93012 ranks in Oxnard-Thousand Oaks-Ventura, CA
Every ZIP in this metro, ranked. Free.
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