Real Estate Investing in Auberry, California (93602)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93602 (Auberry, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 28.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Auberry, CA (93602)?
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Market Analysis: 93602 Auberry
The 93602 ZIP in Auberry, CA is a local-operator market. Outside capital chasing a $402K entry has to pair deep knowledge with the discount.
The 93602 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 93602 offers a low basis, the region around Auberry has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 93602 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 93602 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 Auberry:
Property Strategy for 93602
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $273,977 | $1,820 | 4.8% | +4.1% | $136,989 |
| 3BR | $405,627 | $2,540 | 4.5% | +3.3% | $135,209 |
| 4BR | $548,831 | $2,930 | 3.8% | +3.8% | $137,208 |
Market Trends
Home Value History (with trend line)
📊 How Does 93602 Compare?
| Metric | 93602 | Auberry | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $401,923 | $401,923 | N/A | $761,003 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 5.7% |
| Avg Rent | $1,638 | $1,638 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 93602 (Auberry, CA). Anonymous, moderated, never written by AI.
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Property managers serving Fresno County
Manage rentals here? List your business →CenCal PM provides property management services for apartments, single-family homes, and commercial properties in Fresno. summary from their website
Real Property Management Platinum provides property management services in Fresno, CA. summary from their website
Regency Property Management offers property and HOA management services in Fresno, CA. 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 | $401,923 |
| Monthly Rent | $1,638 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (3.2%). 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 93602
Population: 3,091
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 93602
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
Does Auberry, CA favor landlords or tenants?
Auberry, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How deep is the rental pool in Auberry, CA?
Auberry, CA draws a measured base of working renters. Demand at the $1,638/mo rent level is reasonable for standard single-family and small multi rentals.
What is the investability score for Auberry, CA?
The 2.0/5 investability rating in Auberry, CA reflects its $402K prices and $1,638/mo rents. Investors generally consider it a solid option within CA.
How strong are rents in Auberry, CA?
Expect rents around $1,638/mo per month in Auberry, CA. With home values at $402K, the yield math works out to reasonable levels for rental investors.
What is the average home sale price in Auberry, CA?
Auberry, CA median home values land near $402K. That is reasonable territory for investors looking at $1,638/mo-per-month rentals.
You know 93602 now. You don’t know where it ranks.
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How 93602 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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