Real Estate Investing in Kingsburg, California (93631)
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Should you buy in 93631 (Kingsburg, 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.
What’s happening in Kingsburg, CA (93631)?
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Market Analysis: 93631 Kingsburg
The 93631 ZIP in Kingsburg, CA is a local-operator market. Outside capital chasing a $483K entry has to pair deep knowledge with the discount.
In practical terms, the numbers look inviting — $483K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93631 is substantial and deserves full respect.
Statewide comparisons place 93631 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 93631 ZIP's population of 16,656 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Experienced landlords with local relationships tend to find 93631 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 Kingsburg:
Property Strategy for 93631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $346,260 | $1,490 | 3.1% | +6.6% | $173,130 |
| 3BR | $430,372 | $2,080 | 3.5% | +6.6% | $143,457 |
| 4BR | $555,853 | $2,400 | 3.1% | +6.7% | $138,963 |
| 5BR | $709,329 | — | — | +7.6% | $141,866 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93631 Compare?
| Metric | 93631 | Kingsburg | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $482,639 | $482,639 | N/A | $761,003 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 5.7% |
| Avg Rent | $1,950 | $1,950 | N/A | - |
| Cap Rate | 3.2% | 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 93631 (Kingsburg, 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 | $482,639 |
| Monthly Rent | $1,950 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (3.2%). 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 93631
Population: 16,656
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 93631
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,855 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are rents high in Kingsburg, CA?
Average rent in Kingsburg, CA is approximately $1,950/mo per month. Against $483K home values that yields a reasonable rent-to-price ratio.
Which investment style suits Kingsburg, CA?
In Kingsburg, CA the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $483K prices and $1,950/mo rents suits that approach.
Does Kingsburg, CA make sense for an investment property?
Kingsburg, CA comes in at an investability rating of 3.0/5, with median home values near $483K and average rents around $1,950/mo. That combination puts it in the robust tier for investor interest.
How landlord-friendly is Kingsburg, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Kingsburg generally follows the statewide framework, so landlords face reasonable operating rules.
What is the median home value in Kingsburg, CA?
Kingsburg, CA home values average about $483K. That price point suits investors targeting rentals with $1,950/mo in monthly income.
You know 93631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93631 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 93631 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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