Real Estate Investing in Visalia, California (93277)
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Should you buy in 93277 (Visalia, 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.
What’s happening in Visalia, CA (93277)?
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Market Analysis: 93277 Visalia
Investors eyeing 93277 need to respect the fundamentals at play. Home values of $379K come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $379K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93277 is substantial and deserves full respect.
On the rental side, 93277 offers a low basis, the region around Visalia has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A durable renter share of 40% in 93277 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 93277 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Visalia:
Property Strategy for 93277
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $274,935 | $1,640 | 4.3% | +6.8% | $137,467 |
| 3BR | $359,533 | $2,260 | 4.5% | +6.8% | $119,844 |
| 4BR | $448,613 | $2,660 | 4.3% | +6.5% | $112,153 |
| 5BR | $543,466 | — | — | +6.5% | $108,693 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93277 Compare?
| Metric | 93277 | Visalia | Visalia, CA | California |
|---|---|---|---|---|
| Home Value | $379,192 | $188,758 | N/A | $761,003 |
| 5-Year CAGR | 4.3% | 3.8% | N/A | 5.7% |
| Avg Rent | $1,746 | $1,748 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 93277 (Visalia, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $379,192 |
| Monthly Rent | $1,746 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 93277
Population: 53,406
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 93277
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
Is Visalia, CA a good place for real estate investing?
Visalia, CA rates 3.0/5 for investability. With median values at $379K and rents near $1,746/mo, the market offers reasonable fundamentals for rental investors.
Is Visalia, CA better for rentals, flips, or BRRRR?
A careful cash-flow rentals with hands-on management strategy Visalia, CA best. The market produces consistent results for that approach at the $379K price point.
What are home prices like in Visalia, CA?
Typical homes in Visalia, CA go for around $379K. The 5-year CAGR of 0.0% stable price movement.
How landlord-friendly is Visalia, CA?
Visalia, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How much do tenants pay in Visalia, CA?
Rental rates in Visalia, CA average $1,746/mo. Tenant demand and $379K home values make the yield look reasonable by investor standards.
You know 93277 now. You don’t know where it ranks.
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How 93277 ranks in Visalia, CA
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