Real Estate Investing in Clovis, California (93611)
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Should you buy in 93611 (Clovis, CA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Clovis, CA (93611)?
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Market Analysis: 93611 Clovis
Not every below-median market is a bargain. Clovis's 93611 ZIP reflects signals that favor experienced operators who can absorb the risk $498K pricing implies.
From an investor standpoint, the numbers look inviting — $498K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93611 is substantial and deserves full respect.
Nearby ZIPs in Clovis have seen price recovery that 93611 has not matched. Fresno County data supports the view that the spread is structural rather than temporary.
Demographically, 93611 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 93611 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 Clovis:
Property Strategy for 93611
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $351,196 | $2,500 | 5.1% | +8.6% | $175,598 |
| 3BR | $437,324 | $3,480 | 5.7% | +6.3% | $145,775 |
| 4BR | $557,120 | $4,000 | 5.2% | +6.5% | $139,280 |
| 5BR | $648,346 | — | — | +6.6% | $129,669 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93611 Compare?
| Metric | 93611 | Clovis | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $498,217 | $495,565 | N/A | $761,003 |
| 5-Year CAGR | 3.9% | 3.7% | N/A | 5.7% |
| Avg Rent | $2,427 | $2,242 | N/A | - |
| Cap Rate | 3.8% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93611 (Clovis, 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 | $498,217 |
| Monthly Rent | $2,427 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 93611
Population: 46,631
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 93611
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
Investor Insight: With 5,276 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Clovis, CA?
Typical homes in Clovis, CA go for around $498K. The 5-year CAGR of 0.0% steady price movement.
Is Clovis, CA a good market for buy-and-hold investors?
Investors tracking Clovis, CA will find a 3.0/5 rating supported by $498K median home values and $2,427/mo rents. That profile suits long-term holders targeting reliable returns.
How deep is the rental pool in Clovis, CA?
Expect a solid tenant pool in Clovis, CA. The rental market absorbs $2,427/mo rents without meaningful friction.
Is CA a landlord-friendly state?
The landlord environment in Clovis, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Does a duplex house hack pencil in Clovis, CA?
For house hackers, Clovis, CA is a challenging. The $2,427/mo rent on a unit helps defray the mortgage on a $498K property.
You know 93611 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93611 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 93611 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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