Real Estate Investing in Cambria, California (93428)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93428 (Cambria, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 32.3% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 38.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cambria, CA (93428)?
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Market Analysis: 93428 Cambria
Investors eyeing 93428 need to respect the fundamentals at play. Home values of $1.0M come alongside slower price movement and elevated management overhead.
The 93428 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader CA picture, 93428 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 93428 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Cambria's stable or hybrid ZIPs before stepping into 93428. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Cambria:
Property Strategy for 93428
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $629,753 | $1,850 | 2.1% | +5.5% | $629,753 |
| 2BR | $796,605 | $2,430 | 2.2% | +6.0% | $398,302 |
| 3BR | $1,095,012 | $3,260 | 2.1% | +7.3% | $365,004 |
| 4BR | $1,364,802 | $3,730 | 2.0% | +7.7% | $341,200 |
Market Trends
Home Value History (with trend line)
📊 How Does 93428 Compare?
| Metric | 93428 | Cambria | San Luis Obispo-Paso Robles, CA | California |
|---|---|---|---|---|
| Home Value | $1,014,546 | $1,014,546 | N/A | $761,003 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 5.7% |
| Avg Rent | $2,187 | $2,187 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 93428 (Cambria, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93428 (Cambria, CA)?
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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 | $1,014,546 |
| Monthly Rent | $2,187 |
| Price-to-Rent | 38.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (1.7%). 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 93428
Population: 6,269
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 93428
Schools in This ZIP Code
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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.
Frequently Asked Questions
Which real estate strategy fits Cambria, CA?
Most investors in Cambria, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the typical rental rate in Cambria, CA?
Rents in Cambria, CA run near $2,187/mo. Compared with median home prices of $1.0M that produces solid gross yields for typical rentals.
Is Cambria, CA a good market for FHA house hackers?
The a tougher house-hack environment in Cambria, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How do home values compare in Cambria, CA?
Cambria, CA home values average about $1.0M. That price point suits investors targeting rentals with $2,187/mo in monthly income.
What are vacancy rates like in Cambria, CA?
Rental vacancy in Cambria, CA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 93428 now. You don’t know where it ranks.
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How 93428 ranks in San Luis Obispo-Paso Robles, CA
Every ZIP in this metro, ranked. Free.
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