Real Estate Investing in Clovis, California (93612)
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Should you buy in 93612 (Clovis, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 (93612)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93612 Clovis
The 93612 ZIP covers a section of Clovis that demands careful diligence. Prices near $377K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 93612 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Clovis have seen price recovery that 93612 has not matched. Fresno County data supports the view that the spread is structural rather than temporary.
The demographic picture in 93612 includes headwinds that any investor should price in. Income distribution skews lower than Clovis averages, and tenant stability requires active management.
The 93612 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 93612
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $282,885 | $1,820 | 4.6% | +8.0% | $141,443 |
| 3BR | $366,755 | $2,530 | 5.0% | +6.7% | $122,252 |
| 4BR | $441,955 | $2,910 | 4.7% | +6.6% | $110,489 |
| 5BR | $563,649 | — | — | +6.8% | $112,730 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93612 Compare?
| Metric | 93612 | Clovis | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $376,722 | $495,565 | N/A | $761,003 |
| 5-Year CAGR | 4.1% | 3.7% | N/A | 5.7% |
| Avg Rent | $1,755 | $2,242 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 93612 (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 | $376,722 |
| Monthly Rent | $1,755 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 93612
Population: 37,790
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 93612
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Ahwahnee Middle
Eaton Elementary
McCardle Elementary
Robinson Elementary
Wolters Elementary
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 does a house cost in Clovis, CA?
Typical homes in Clovis, CA go for around $377K. The 5-year CAGR of 0.0% measured price movement.
What investment strategy works best in Clovis, CA?
Clovis, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($377K prices, $1,755/mo rents) make it a reasonable choice.
Does house hacking make sense in Clovis, CA?
Clovis, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,755/mo rent level.
What is the investability score for Clovis, CA?
Investors tracking Clovis, CA will find a 3.0/5 rating supported by $377K median home values and $1,755/mo rents. That profile suits long-term holders targeting stable returns.
How qualified is the tenant pool in Clovis, CA?
The renter base in Clovis, CA is reasonable for the $1,755/mo price point. Screening well and pricing to market typically yields steady tenants.
You know 93612 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93612 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 93612 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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