Real Estate Investing in Caruthers, California (93609)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93609 (Caruthers, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Caruthers, CA (93609)?
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Market Analysis: 93609 Caruthers
The 93609 ZIP in Caruthers, CA is a local-operator market. Outside capital chasing a $397K entry has to pair deep knowledge with the discount.
For an experienced owner, 93609 can be a a credible choice for hunting ground — but the discount at $397K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Caruthers have seen price recovery that 93609 has not matched. Fresno County data supports the view that the spread is structural rather than temporary.
The 93609 ZIP's population of 5,071 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
The right play in 93609 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Caruthers:
Property Strategy for 93609
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $278,077 | $1,570 | 4.1% | +6.4% | $139,038 |
| 3BR | $375,205 | $2,180 | 4.2% | +7.2% | $125,068 |
| 4BR | $406,820 | $2,510 | 4.4% | +7.7% | $101,705 |
Market Trends
Home Value History (with trend line)
📊 How Does 93609 Compare?
| Metric | 93609 | Caruthers | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $396,594 | $396,594 | N/A | $761,003 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 5.7% |
| Avg Rent | $1,413 | $1,413 | 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 93609 (Caruthers, 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 | $396,594 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (2.8%). 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 93609
Population: 5,071
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 93609
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
Frequently Asked Questions
What is the median home value in Caruthers, CA?
Homes in Caruthers, CA typically sell near $397K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Are tenants stable in Caruthers, CA?
Caruthers, CA offers a stable renter base at the $1,413/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is rental property easy to operate in Caruthers, CA?
Rental owners in Caruthers, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How much is rent in Caruthers, CA?
Expect rents around $1,413/mo per month in Caruthers, CA. With home values at $397K, the yield math works out to reasonable levels for rental investors.
How viable is house hacking in Caruthers, CA?
For house hackers, Caruthers, CA is a challenging. The $1,413/mo rent on a unit helps defray the mortgage on a $397K property.
You know 93609 now. You don’t know where it ranks.
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How 93609 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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