Real Estate Investing in Laton, California (93242)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93242 (Laton, 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.
- Elevated vacancy: 11.1% vacancy may signal weakening demand.
- 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 Laton, CA (93242)?
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Market Analysis: 93242 Laton
Investors eyeing 93242 need to respect the fundamentals at play. Home values of $389K come alongside slower price movement and elevated management overhead.
The 93242 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 93242 sits on the difficult end of the CA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 93242 includes headwinds that any investor should price in. Income distribution skews lower than Laton averages, and tenant stability requires active management.
The 93242 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 Laton:
Property Strategy for 93242
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $290,989 | $1,450 | 3.6% | +6.4% | $145,494 |
| 3BR | $344,636 | $2,020 | 4.2% | +6.5% | $114,879 |
Market Trends
Home Value History (with trend line)
📊 How Does 93242 Compare?
| Metric | 93242 | Laton | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $388,641 | $388,641 | N/A | $761,003 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 5.7% |
| Avg Rent | $1,305 | $1,305 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 93242 (Laton, CA). Anonymous, moderated, never written by AI.
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Property managers serving Fresno County
Manage rentals here? List your business →CenCal PM provides property management services for apartments, single-family homes, and commercial properties in Fresno. summary from their website
Real Property Management Platinum provides property management services in Fresno, CA. summary from their website
Regency Property Management offers property and HOA management services in Fresno, CA. 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 | $388,641 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (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 93242
Population: 2,611
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 93242
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 2,778 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Laton, CA?
Typical homes in Laton, CA go for around $389K. The 5-year CAGR of 0.0% steady price movement.
What approach is best for Laton, CA real estate?
A careful cash-flow rentals with hands-on management strategy Laton, CA best. The market produces reliable results for that approach at the $389K price point.
What kind of tenants rent in Laton, CA?
Laton, CA draws a steady base of working renters. Demand at the $1,305/mo rent level is reasonable for standard single-family and small multi rentals.
What kind of vacancy should I budget for in Laton, CA?
Vacancy in Laton, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,305/mo.
Is Laton, CA landlord-friendly?
Laton, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 93242 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93242 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 93242 ranks in Fresno, CA
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