Real Estate Investing in Friant, California (93626)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93626 (Friant, 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 25.9 — 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 Friant, CA (93626)?
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Market Analysis: 93626 Friant
ZIP 93626 inside Madera County looks affordable on the surface — median value of $619K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 93626 is solid only for operators who understand what they are buying. A $619K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 93626 sits on the difficult end of the CA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A impressive renter share of 7% in 93626 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
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 Friant:
Property Strategy for 93626
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $521,647 | $3,070 | 4.2% | +6.1% | $173,882 |
| 4BR | $639,659 | $3,570 | 4.0% | +5.6% | $159,915 |
| 5BR | $784,473 | — | — | +5.5% | $156,895 |
Market Trends
Home Value History (with trend line)
📊 How Does 93626 Compare?
| Metric | 93626 | Friant | Madera, CA | California |
|---|---|---|---|---|
| Home Value | $618,813 | $618,813 | N/A | $761,003 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 5.7% |
| Avg Rent | $1,989 | $1,989 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 93626 (Friant, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $618,813 |
| Monthly Rent | $1,989 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (2.5%). 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 93626
Population: 3,039
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,937 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Friant, CA a good investment right now?
Friant, CA rates 3.0/5 for investability. With median values at $619K and rents near $1,989/mo, the market offers reasonable fundamentals for rental investors.
Are eviction rules reasonable in Friant, CA?
For rental operators, Friant, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
How strong are rents in Friant, CA?
The typical rental in Friant, CA commands about $1,989/mo monthly. That rent profile measured cash flow against the $619K purchase basis.
Does house hacking work in Friant, CA?
House hacking in Friant, CA is reasonable to execute. Prices around $619K and rents of $1,989/mo solid owner-occupant economics.
Should investors worry about vacancy in Friant, CA?
Vacancy in Friant, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,989/mo.
You know 93626 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93626 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 93626 ranks in Madera, CA
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