Real Estate Investing in Avenal, California (93204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93204 (Avenal, CA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Avenal, CA (93204)?
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Market Analysis: 93204 Avenal
The 93204 ZIP in Avenal, CA is a local-operator market. Outside capital chasing a $249K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 93204 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Avenal have seen price recovery that 93204 has not matched. Kings County data supports the view that the spread is structural rather than temporary.
In practical terms, 13,441 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 93204 is an operator game, not a passive one. Turning to rents, entry prices of $249K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Avenal:
Property Strategy for 93204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,303 | $1,310 | 5.3% | +7.0% | $89,651 |
| 3BR | $251,287 | $1,830 | 5.2% | +7.7% | $83,762 |
| 4BR | $303,201 | $2,190 | 5.2% | +7.7% | $75,800 |
Market Trends
Home Value History (with trend line)
📊 How Does 93204 Compare?
| Metric | 93204 | Avenal | Hanford-Corcoran, CA | California |
|---|---|---|---|---|
| Home Value | $249,114 | $249,114 | N/A | $761,003 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 5.7% |
| Avg Rent | $1,179 | $1,179 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93204 (Avenal, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $249,114 |
| Monthly Rent | $1,179 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (3.7%). 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 93204
Population: 13,441
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 93204
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.
Frequently Asked Questions
Is CA a landlord-friendly state?
Avenal, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Is vacancy a concern in Avenal, CA?
Vacancy in Avenal, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,179/mo.
How much does a house cost in Avenal, CA?
Avenal, CA home values average about $249K. That price point suits investors targeting rentals with $1,179/mo in monthly income.
What strategy should investors use in Avenal, CA?
For Avenal, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the typical renter like in Avenal, CA?
The tenant pool in Avenal, CA is solid, supported by local employment and population fundamentals. Rents of $1,179/mo are well-absorbed by the market.
You know 93204 now. You don’t know where it ranks.
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How 93204 ranks in Hanford-Corcoran, CA
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