Real Estate Investing in Ivanhoe, California (93235)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93235 (Ivanhoe, CA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 Ivanhoe, CA (93235)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93235 Ivanhoe
ZIP 93235 in Ivanhoe, CA carries a significant set of headwinds. Home values near $272K and rents of $1,161/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 93235 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within CA, ZIP 93235 trails on several market indicators that neighboring Tulare County submarkets outperform. The gap is real and notable enough to shape underwriting.
Resident income in 93235 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 93235 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Ivanhoe:
Property Strategy for 93235
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $203,758 | $1,290 | 4.6% | +10.3% | $101,879 |
| 3BR | $265,940 | $1,780 | 4.8% | +8.8% | $88,647 |
| 4BR | $292,890 | $2,050 | 5.0% | +8.0% | $73,223 |
Market Trends
Home Value History (with trend line)
📊 How Does 93235 Compare?
| Metric | 93235 | Ivanhoe | Visalia, CA | California |
|---|---|---|---|---|
| Home Value | $271,562 | $271,562 | N/A | $761,003 |
| 5-Year CAGR | 7.6% | 7.6% | N/A | 5.7% |
| Avg Rent | $1,161 | $1,161 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 93235 (Ivanhoe, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $271,562 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +10.5% ▲ |
🏠 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 (3.3%). 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 93235
Population: 4,408
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 93235
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
La Sierra High
Stone Corral Elementary
Golden Oak Elementary
Pinkham Elementary
Annie R. Mitchell
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 is the renter demographic in Ivanhoe, CA?
Expect a solid tenant pool in Ivanhoe, CA. The rental market absorbs $1,161/mo rents without meaningful friction.
Is Ivanhoe, CA good for house hacking?
House hacking in Ivanhoe, CA is reasonable to execute. Prices around $272K and rents of $1,161/mo solid owner-occupant economics.
What are home prices like in Ivanhoe, CA?
Typical homes in Ivanhoe, CA go for around $272K. The 5-year CAGR of 0.0% predictable price movement.
Are landlord laws favorable in Ivanhoe, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Ivanhoe generally follows the statewide framework, so landlords face reasonable operating rules.
Does Ivanhoe, CA make sense for an investment property?
Our data puts Ivanhoe, CA at 3.0/5 for investability. Home prices of $272K and rents around $1,161/mo create a solid backdrop for investor activity.
You know 93235 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93235 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 93235 ranks in Visalia, CA
Every ZIP in this metro, ranked. Free.
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