Real Estate Investing in California City, California (93505)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93505 (California City, CA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 14.9% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.3% poverty rate — can affect rent collection.
- Higher unemployment: 7.9% unemployment — tenant risk signal.
What’s happening in California City, CA (93505)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93505 California City
ZIP 93505 in California City, CA carries a durable set of headwinds. Home values near $275K and rents of $1,756/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 93505 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 93505 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 93505 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in California City:
Property Strategy for 93505
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $191,300 | $1,300 | 4.9% | +8.2% | $95,650 |
| 3BR | $266,592 | $1,810 | 4.9% | +9.0% | $88,864 |
| 4BR | $320,087 | $2,180 | 4.9% | +8.6% | $80,022 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93505 Compare?
| Metric | 93505 | California City | Bakersfield, CA | California |
|---|---|---|---|---|
| Home Value | $274,717 | $274,717 | N/A | $761,003 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 5.7% |
| Avg Rent | $1,756 | $1,756 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
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 93505 (California City, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93505 (California City, CA)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Kern County
Manage rentals here? List your business →Aipmbakersfield.com is a premium expired .com domain for sale on GoDaddy. summary from their website
Mashcole Property Management, Inc. is a full-service property management company serving Los Angeles, Long Beach, Calabasas, Torrance, San Fernando Valley, Orange County, Downey, Anaheim, Riverside Co summary from their website
Coming Soon re-synergy.com We're under construction. Please check back for an update soon. 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 | $274,717 |
| Monthly Rent | $1,756 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 Rent Trends
| 1-Year | -3.3% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). 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 93505
Population: 14,767
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 93505
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.
Frequently Asked Questions
Can owner-occupants cash flow in California City, CA?
California City, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,756/mo rent level.
How strong is the working-renter base in California City, CA?
The renter base in California City, CA is reasonable for the $1,756/mo price point. Screening well and pricing to market typically yields reliable tenants.
What approach is best for California City, CA real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in California City, CA. The numbers - $275K homes against $1,756/mo rents - support that play.
Is California City, CA a smart market for rental property?
With a 3.0/5 investability score, California City, CA ranks as a solid market for rental property investors. Median prices of $275K and rents of $1,756/mo drive the underlying numbers.
Does California City, CA favor landlords or tenants?
Rental owners in California City, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
You know 93505 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93505 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 93505 ranks in Bakersfield, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 93505 (California City)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 93505 (California City, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.