Real Estate Investing in Los Osos, California (93402)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93402 (Los Osos, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in Los Osos, CA (93402)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93402 Los Osos
This part of San Luis Obispo County is not an easy win. The 93402 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On balance, the numbers look inviting — $874K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93402 is substantial and deserves full respect.
Regionally, 93402 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 93402 ZIP's population of 15,085 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
New investors are better served looking at Los Osos's stable or hybrid ZIPs before stepping into 93402. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Los Osos:
Property Strategy for 93402
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $587,581 | $1,940 | 2.4% | +5.2% | $587,581 |
| 2BR | $733,065 | $2,550 | 2.5% | +6.0% | $366,533 |
| 3BR | $900,417 | $3,420 | 2.7% | +7.0% | $300,139 |
| 4BR | $1,168,303 | $3,920 | 2.4% | +8.7% | $292,076 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93402 Compare?
| Metric | 93402 | Los Osos | San Luis Obispo-Paso Robles, CA | California |
|---|---|---|---|---|
| Home Value | $874,143 | $874,143 | N/A | $761,003 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 5.7% |
| Avg Rent | $2,875 | $2,875 | 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 93402 (Los Osos, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Luis Obispo County
Manage rentals here? List your business →Academe Real Estate & Property Management is led by Fred Dotterrer in Atascadero, CA. summary from their website
California Property Services offers property management services. summary from their website
Nipomo Property Management offers property management services, listings, market analysis, and resources for buyers, sellers, and homeowners. 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 | $874,143 |
| Monthly Rent | $2,875 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (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 93402
Population: 15,085
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 93402
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 7,829 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do landlords face vacancy issues in Los Osos, CA?
Rental vacancy in Los Osos, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What is the tenant pool like in Los Osos, CA?
Expect a solid tenant pool in Los Osos, CA. The rental market absorbs $2,875/mo rents without meaningful friction.
Is Los Osos, CA a good market for FHA house hackers?
Los Osos, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $874K price point reasonable to enter.
What monthly rent should investors expect in Los Osos, CA?
Rental rates in Los Osos, CA average $2,875/mo. Tenant demand and $874K home values make the yield look reasonable by investor standards.
What is the median home value in Los Osos, CA?
Expect median prices around $874K in Los Osos, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
You know 93402 now. You don’t know where it ranks.
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How 93402 ranks in San Luis Obispo-Paso Robles, CA
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