Real Estate Investing in Dos Palos, California (93620)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93620 (Dos Palos, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Dos Palos, CA (93620)?
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Market Analysis: 93620 Dos Palos
Investors eyeing 93620 need to respect the fundamentals at play. Home values of $367K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 93620 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within CA, ZIP 93620 trails on several market indicators that neighboring Merced County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Demographically, 93620 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.
Experienced landlords with local relationships tend to find 93620 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 Dos Palos:
Property Strategy for 93620
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $281,775 | $1,360 | 3.5% | +6.0% | $140,888 |
| 3BR | $351,782 | $1,900 | 3.9% | +6.7% | $117,261 |
| 4BR | $406,931 | $2,290 | 4.1% | +6.5% | $101,733 |
Market Trends
Home Value History (with trend line)
📊 How Does 93620 Compare?
| Metric | 93620 | Dos Palos | Merced, CA | California |
|---|---|---|---|---|
| Home Value | $367,181 | $367,181 | N/A | $761,003 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 5.7% |
| Avg Rent | $1,224 | $1,224 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 93620 (Dos Palos, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $367,181 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.6%). 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 93620
Population: 10,173
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 93620
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.
Frequently Asked Questions
Is housing expensive in Dos Palos, CA?
In Dos Palos, CA the median home value sits at $367K. Against the broader CA market, that reads as reasonable for most investors.
Are tenants stable in Dos Palos, CA?
Tenant demand in Dos Palos, CA is solid. The local workforce $1,224/mo rents across most rental classes.
Does Dos Palos, CA favor landlords or tenants?
CA ranks as a tenant-protective state for landlord-tenant law. Dos Palos generally follows the statewide framework, so landlords face reasonable operating rules.
What are vacancy rates like in Dos Palos, CA?
Rental vacancy in Dos Palos, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What does house hacking look like in Dos Palos, CA?
Dos Palos, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,224/mo rent level.
You know 93620 now. You don’t know where it ranks.
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How 93620 ranks in Merced, CA
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