Real Estate Investing in Clovis, California (93619)
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Should you buy in 93619 (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 (93619)?
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Market Analysis: 93619 Clovis
ZIP 93619 inside Fresno County looks affordable on the surface — median value of $612K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 93619 is impressive only for operators who understand what they are buying. A $612K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 93619 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 93619 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 93619 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 Clovis:
Property Strategy for 93619
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $404,862 | $2,500 | 4.4% | +5.6% | $202,431 |
| 3BR | $498,651 | $3,480 | 5.0% | +5.7% | $166,217 |
| 4BR | $658,300 | $4,000 | 4.4% | +5.9% | $164,575 |
| 5BR | $770,767 | — | — | +6.2% | $154,153 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93619 Compare?
| Metric | 93619 | Clovis | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $611,756 | $495,565 | N/A | $761,003 |
| 5-Year CAGR | 3.2% | 3.7% | N/A | 5.7% |
| Avg Rent | $2,543 | $2,242 | N/A | - |
| Cap Rate | 3.2% | 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 93619 (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 | $611,756 |
| Monthly Rent | $2,543 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.2% ▲ |
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 93619
Population: 53,381
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 93619
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 7,213 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Clovis, CA?
Median home price in Clovis, CA is near $612K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What is it like being a landlord in Clovis, CA?
CA law tenant-protective for landlords, and Clovis inherits those rules. Investors should still review local ordinances for rental licensing.
Are renters plentiful in Clovis, CA?
Clovis, CA draws a measured base of working renters. Demand at the $2,543/mo rent level is reasonable for standard single-family and small multi rentals.
What type of investing works in Clovis, CA?
A careful cash-flow rentals with hands-on management strategy Clovis, CA best. The market produces stable results for that approach at the $612K price point.
How quickly do rentals get leased in Clovis, CA?
Vacancy risk in Clovis, CA is elevated. That supports reliable cash flow for typical rental holds.
You know 93619 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93619 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 93619 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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