Real Estate Investing in Fish Camp, California (93623)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93623 (Fish Camp, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 100.0% of homes vacant — above national norms.
- Declining values: -2.9% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 28.8 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fish Camp, CA (93623)?
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Market Analysis: 93623 Fish Camp
This part of Mariposa County is not an easy win. The 93623 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $487K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93623 is substantial and deserves full respect.
Within CA, ZIP 93623 trails on several market indicators that neighboring Mariposa County submarkets outperform. The gap is real and solid enough to shape underwriting.
Who lives in 93623 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Fish Camp:
Market Trends
Home Value History (with trend line)
📊 How Does 93623 Compare?
| Metric | 93623 | Fish Camp | California |
|---|---|---|---|
| Home Value | $487,488 | $487,488 | $761,003 |
| 5-Year CAGR | N/A | N/A | 5.7% |
| Avg Rent | $1,413 | $1,413 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93623 (Fish Camp, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $487,488 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 28.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | -5.1% ▼ |
| 5-Year CAGR | -2.9% ▼ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 (2.3%). 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 93623
Population: 4
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
Frequently Asked Questions
What type of investing works in Fish Camp, CA?
For Fish Camp, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Should investors worry about vacancy in Fish Camp, CA?
Rental vacancy in Fish Camp, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What is the average home sale price in Fish Camp, CA?
The median home value in Fish Camp, CA is roughly $487K. That puts it reasonable relative to the CA statewide average.
How strict are landlord regulations in Fish Camp, CA?
CA law tenant-protective for landlords, and Fish Camp inherits those rules. Investors should still review local ordinances for rental licensing.
What do landlords charge for rent in Fish Camp, CA?
Average rent in Fish Camp, CA is approximately $1,413/mo per month. Against $487K home values that yields a reasonable rent-to-price ratio.
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