Real Estate Investing in Paso Robles, California (93446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93446 (Paso Robles, 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: 11.2% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Paso Robles, CA (93446)?
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Market Analysis: 93446 Paso Robles
The 93446 ZIP in Paso Robles, CA is a local-operator market. Outside capital chasing a $774K entry has to pair deep knowledge with the discount.
For an experienced owner, 93446 can be a a solid fit for hunting ground — but the discount at $774K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Paso Robles have seen price recovery that 93446 has not matched. San Luis Obispo County data supports the view that the spread is structural rather than temporary.
Employment concentration in 93446 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 93446 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 Paso Robles:
Property Strategy for 93446
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $419,760 | $1,890 | 3.2% | +3.6% | $419,760 |
| 2BR | $506,302 | $2,480 | 3.5% | +5.7% | $253,151 |
| 3BR | $727,576 | $3,330 | 3.3% | +6.7% | $242,525 |
| 4BR | $919,887 | $3,810 | 3.0% | +7.7% | $229,972 |
| 5BR | $1,239,172 | — | — | +7.5% | $247,834 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93446 Compare?
| Metric | 93446 | Paso Robles | San Luis Obispo-Paso Robles, CA | California |
|---|---|---|---|---|
| Home Value | $774,223 | $774,223 | N/A | $761,003 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 5.7% |
| Avg Rent | $2,779 | $2,779 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 93446 (Paso Robles, 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 | $774,223 |
| Monthly Rent | $2,779 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -4.6% ▼ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 93446
Population: 45,859
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 93446
Schools in This ZIP Code
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We evaluate schools based on factors that research shows actually impact educational outcomes:
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- 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
Frequently Asked Questions
Does Paso Robles, CA favor landlords or tenants?
Paso Robles, CA operates under CA law, which is tenant-protective overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
What real estate strategy is ideal for Paso Robles, CA?
Paso Robles, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($774K prices, $2,779/mo rents) make it a reasonable choice.
Does a duplex house hack pencil in Paso Robles, CA?
For house hackers, Paso Robles, CA is a challenging. The $2,779/mo rent on a unit helps defray the mortgage on a $774K property.
Does Paso Robles, CA make sense for an investment property?
With a 3.0/5 investability score, Paso Robles, CA ranks as a solid market for rental property investors. Median prices of $774K and rents of $2,779/mo drive the underlying numbers.
What are home prices like in Paso Robles, CA?
The median home value in Paso Robles, CA is roughly $774K. That puts it reasonable relative to the CA statewide average.
You know 93446 now. You don’t know where it ranks.
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How 93446 ranks in San Luis Obispo-Paso Robles, CA
Every ZIP in this metro, ranked. Free.
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