Real Estate Investing in Miramonte, California (93641)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93641 (Miramonte, 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: 67.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 52.6% poverty rate — can affect rent collection.
• 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 Miramonte, CA (93641)?
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Market Analysis: 93641 Miramonte
The 93641 ZIP in Miramonte, CA is a local-operator market. Outside capital chasing a $296K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $296K asset, 93641 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 93641 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 93641 includes headwinds that any investor should price in. Income distribution skews lower than Miramonte averages, and tenant stability requires active management.
seems to 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 Miramonte:
Market Trends
Home Value History (with trend line)
📊 How Does 93641 Compare?
| Metric | 93641 | Miramonte | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $295,585 | $295,585 | N/A | $761,003 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 5.7% |
| Avg Rent | $1,476 | $1,476 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93641 (Miramonte, 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 | $295,585 |
| Monthly Rent | $1,476 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (3.9%). 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 93641
Population: 271
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 price range are homes in Miramonte, CA?
Homes in Miramonte, CA typically sell near $296K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Does Miramonte, CA favor landlords or tenants?
For rental operators, Miramonte, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Miramonte, CA?
Tenant demand in Miramonte, CA is solid. The local workforce $1,476/mo rents across most rental classes.
Are rents high in Miramonte, CA?
Average rent in Miramonte, CA is approximately $1,476/mo per month. Against $296K home values that yields a reasonable rent-to-price ratio.
How quickly do rentals get leased in Miramonte, CA?
Miramonte, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
You know 93641 now. You don’t know where it ranks.
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How 93641 ranks in Fresno, CA
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