Real Estate Investing in Nipomo, California (93444)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93444 (Nipomo, 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: 9.0% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Nipomo, CA (93444)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93444 Nipomo
ZIP 93444 in Nipomo, CA carries a substantial set of headwinds. Home values near $947K and rents of $3,238/mo sit inside a market where underwriting has to be tight.
From an investor standpoint, the numbers look inviting — $947K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93444 is substantial and deserves full respect.
ZIP 93444's metrics run below San Luis Obispo County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 93444 includes headwinds that any investor should price in. Income distribution skews lower than Nipomo averages, and tenant stability requires active management.
Strategically, 93444 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Nipomo:
Property Strategy for 93444
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $964,695 | $2,630 | 2.0% | +7.5% | $482,348 |
| 3BR | $835,544 | $3,530 | 3.0% | +7.5% | $278,515 |
| 4BR | $1,040,694 | $4,040 | 2.8% | +8.6% | $260,173 |
| 5BR | $1,312,985 | — | — | +8.4% | $262,597 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93444 Compare?
| Metric | 93444 | Nipomo | San Luis Obispo-Paso Robles, CA | California |
|---|---|---|---|---|
| Home Value | $946,912 | $946,912 | N/A | $761,003 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 5.7% |
| Avg Rent | $3,238 | $3,238 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 93444 (Nipomo, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93444 (Nipomo, 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 | $946,912 |
| Monthly Rent | $3,238 |
| Price-to-Rent | 24.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 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 (2.7%). 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 93444
Population: 21,495
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 93444
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 2,942 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Nipomo, CA?
Nipomo, CA median home values land near $947K. That is reasonable territory for investors looking at $3,238/mo-per-month rentals.
Is Nipomo in CA worth investing in?
Our data puts Nipomo, CA at 3.0/5 for investability. Home prices of $947K and rents around $3,238/mo create a solid backdrop for investor activity.
How strong is tenant demand in Nipomo, CA?
Working renters make up the core of the Nipomo, CA tenant base. The pool is reasonable for investors targeting long-term holds.
Are eviction rules reasonable in Nipomo, CA?
Nipomo, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What do landlords charge for rent in Nipomo, CA?
Expect rents around $3,238/mo per month in Nipomo, CA. With home values at $947K, the yield math works out to reasonable levels for rental investors.
You know 93444 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93444 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 93444 ranks in San Luis Obispo-Paso Robles, CA
Every ZIP in this metro, ranked. Free.
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