Real Estate Investing in Bass Lake, California (93604)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93604 (Bass Lake, 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: 87.3% 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 42.0 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bass Lake, CA (93604)?
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Market Analysis: 93604 Bass Lake
Put differently, ZIP 93604 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $636K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 93604 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 93604's metrics run below Madera County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 93604 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 93604 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Bass Lake:
Property Strategy for 93604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $410,279 | $1,400 | 2.5% | +5.8% | $205,139 |
| 3BR | $639,748 | $1,950 | 2.2% | +5.8% | $213,249 |
| 4BR | $1,000,220 | $2,320 | 1.7% | +5.7% | $250,055 |
Market Trends
Home Value History (with trend line)
📊 How Does 93604 Compare?
| Metric | 93604 | Bass Lake | Madera, CA | California |
|---|---|---|---|---|
| Home Value | $635,575 | $500,028 | N/A | $761,003 |
| 5-Year CAGR | 2.0% | 2.2% | N/A | 5.7% |
| Avg Rent | $1,260 | $1,215 | N/A | - |
| Cap Rate | 1.6% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93604 (Bass Lake, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $635,575 |
| Monthly Rent | $1,260 |
| Price-to-Rent | 42.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (1.6%). 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 93604
Population: 518
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
Frequently Asked Questions
What kind of market is Bass Lake, CA for investors?
Our data puts Bass Lake, CA at 2.0/5 for investability. Home prices of $636K and rents around $1,260/mo create a solid backdrop for investor activity.
How qualified is the tenant pool in Bass Lake, CA?
Expect a solid tenant pool in Bass Lake, CA. The rental market absorbs $1,260/mo rents without meaningful friction.
How much rent can I charge in Bass Lake, CA?
Rents in Bass Lake, CA run near $1,260/mo. Compared with median home prices of $636K that produces solid gross yields for typical rentals.
Does house hacking work in Bass Lake, CA?
House hacking works a challenging in Bass Lake, CA. Rents of $1,260/mo against $636K acquisition make the strategy solid for owner-occupants.
How tight is the rental market in Bass Lake, CA?
Vacancy risk in Bass Lake, CA is elevated. That supports even-keeled cash flow for typical rental holds.
You know 93604 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93604 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 93604 ranks in Madera, CA
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