Real Estate Investing in Farmersville, California (93223)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93223 (Farmersville, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
- Elevated poverty: 20.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Farmersville, CA (93223)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93223 Farmersville
This part of Tulare County is not an easy win. The 93223 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 93223 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 93223 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The 93223 ZIP's population of 10,359 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 93223 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Farmersville:
Property Strategy for 93223
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $213,467 | $1,290 | 4.4% | +7.2% | $106,734 |
| 3BR | $290,147 | $1,780 | 4.4% | +7.9% | $96,716 |
| 4BR | $317,149 | $2,050 | 4.7% | +7.9% | $79,287 |
Market Trends
Home Value History (with trend line)
📊 How Does 93223 Compare?
| Metric | 93223 | Farmersville | Visalia, CA | California |
|---|---|---|---|---|
| Home Value | $293,749 | $293,749 | N/A | $761,003 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 5.7% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 93223 (Farmersville, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $293,749 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (3.1%). 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 93223
Population: 10,359
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 93223
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 1,073 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Farmersville, CA?
Rent in Farmersville, CA is around $1,161/mo. The resulting rent-to-value relationship with $294K pricing is reasonable for most investor models.
How strict are landlord regulations in Farmersville, CA?
Farmersville, CA operates under CA law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
Should investors consider Farmersville, CA?
With a 3.0/5 investability score, Farmersville, CA ranks as a solid market for rental property investors. Median prices of $294K and rents of $1,161/mo drive the underlying numbers.
Can owner-occupants cash flow in Farmersville, CA?
Farmersville, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $294K price point reasonable to enter.
How high is vacancy risk in Farmersville, CA?
Farmersville, CA carries elevated vacancy risk. Expect consistent absorption at market rents of $1,161/mo.
You know 93223 now. You don’t know where it ranks.
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How 93223 ranks in Visalia, CA
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