Real Estate Investing in Somis, California (93066)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93066 (Somis, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 54.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Somis, CA (93066)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93066 Somis
ZIP 93066 inside Ventura County looks affordable on the surface — median value of $1.6M — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $2,403/mo on a $1.6M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 93066 sits below the stated 0.0% once reality is priced in.
Regionally, 93066 sits on the difficult end of the CA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A solid renter share of 31% in 93066 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Somis:
Property Strategy for 93066
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $1,220,479 | $3,620 | 2.1% | +6.5% | $406,826 |
| 4BR | $1,598,676 | $4,200 | 1.9% | +7.0% | $399,669 |
| 5BR | $2,160,586 | — | — | +6.1% | $432,117 |
Market Trends
Home Value History (with trend line)
📊 How Does 93066 Compare?
| Metric | 93066 | Somis | Oxnard-Thousand Oaks-Ventura, CA | California |
|---|---|---|---|---|
| Home Value | $1,561,755 | $1,561,755 | N/A | $761,003 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 5.7% |
| Avg Rent | $2,403 | $2,403 | N/A | - |
| Cap Rate | 1.2% | 1.2% | - | - |
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 93066 (Somis, 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 | $1,561,755 |
| Monthly Rent | $2,403 |
| Price-to-Rent | 54.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.2% |
| 5-Year IRR | 4.2% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.2%). 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 93066
Population: 2,979
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 93066
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 1,294 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Somis, CA rate as a rental market?
Somis, CA rates 2.0/5 for investability. With median values at $1.6M and rents near $2,403/mo, the market offers reasonable fundamentals for rental investors.
What is it like being a landlord in Somis, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Somis generally follows the statewide framework, so landlords face reasonable operating rules.
Are rents high in Somis, CA?
Somis, CA rentals go for roughly $2,403/mo a month. That puts gross yield in solid territory relative to $1.6M acquisition costs.
How quickly do rentals get leased in Somis, CA?
Vacancy risk in Somis, CA is elevated. That supports measured cash flow for typical rental holds.
Can I house hack in Somis, CA?
Somis, CA is a a tougher market for house hackers. FHA or conventional owner-occupant buyers find the $1.6M price point reasonable to enter.
You know 93066 now. You don’t know where it ranks.
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How 93066 ranks in Oxnard-Thousand Oaks-Ventura, CA
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