Real Estate Investing in Firebaugh, California (93622)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93622 (Firebaugh, 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.
- Elevated poverty: 36.7% poverty rate — can affect rent collection.
- Higher unemployment: 8.6% unemployment — tenant risk signal.
- Lower household income: $36,788 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Firebaugh, CA (93622)?
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Market Analysis: 93622 Firebaugh
ZIP 93622 in Firebaugh, CA carries a solid set of headwinds. Home values near $338K and rents of $1,224/mo sit inside a market where underwriting has to be tight.
Turning to rents, the numbers look inviting — $338K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93622 is substantial and deserves full respect.
On balance, 93622 offers a low basis, the region around Firebaugh has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 93622 includes headwinds that any investor should price in. Income distribution skews lower than Firebaugh averages, and tenant stability requires active management.
Strategy in 93622 is an operator game, not a passive one. On the rental side, entry prices of $338K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Firebaugh:
Property Strategy for 93622
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $308,857 | $1,900 | 4.4% | +8.1% | $102,952 |
| 4BR | $373,687 | $2,290 | 4.4% | +8.4% | $93,422 |
Market Trends
Home Value History (with trend line)
📊 How Does 93622 Compare?
| Metric | 93622 | Firebaugh | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $338,385 | $309,736 | N/A | $761,003 |
| 5-Year CAGR | 5.6% | 4.0% | N/A | 5.7% |
| Avg Rent | $1,224 | $1,265 | N/A | - |
| Cap Rate | 2.8% | 3.2% | - | - |
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 93622 (Firebaugh, 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 | $338,385 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 93622
Population: 9,683
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 93622
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
How do home values compare in Firebaugh, CA?
The median home value in Firebaugh, CA is roughly $338K. That puts it reasonable relative to the CA statewide average.
Are rents high in Firebaugh, CA?
Rental rates in Firebaugh, CA average $1,224/mo. Tenant demand and $338K home values make the yield look reasonable by investor standards.
Are tenants stable in Firebaugh, CA?
The tenant pool in Firebaugh, CA is solid, supported by local employment and population fundamentals. Rents of $1,224/mo are well-absorbed by the market.
How quickly do rentals get leased in Firebaugh, CA?
Vacancy in Firebaugh, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,224/mo.
Are eviction rules reasonable in Firebaugh, CA?
Firebaugh, CA operates under CA law, which is tenant-protective overall for landlords. Expect measured treatment in typical lease and eviction cases.
You know 93622 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93622 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 93622 ranks in Fresno, CA
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