Real Estate Investing in Los Banos, California (93635)
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Should you buy in 93635 (Los Banos, 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.
What’s happening in Los Banos, CA (93635)?
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Market Analysis: 93635 Los Banos
Investors eyeing 93635 need to respect the fundamentals at play. Home values of $464K come alongside slower price movement and elevated management overhead.
The 93635 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 93635's metrics run below Merced County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 43% in 93635 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 93635 is an operator game, not a passive one. On balance, entry prices of $464K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Los Banos:
Property Strategy for 93635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $343,898 | $1,760 | 3.7% | +4.4% | $171,949 |
| 3BR | $425,299 | $2,420 | 4.1% | +5.4% | $141,766 |
| 4BR | $493,747 | $2,930 | 4.3% | +5.1% | $123,437 |
| 5BR | $567,352 | — | — | +5.4% | $113,470 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93635 Compare?
| Metric | 93635 | Los Banos | Merced, CA | California |
|---|---|---|---|---|
| Home Value | $463,766 | $463,766 | N/A | $761,003 |
| 5-Year CAGR | 2.1% | 2.1% | N/A | 5.7% |
| Avg Rent | $2,362 | $2,362 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93635 (Los Banos, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $463,766 |
| Monthly Rent | $2,362 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 93635
Population: 49,232
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 93635
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
What is the investability score for Los Banos, CA?
With a 3.0/5 investability score, Los Banos, CA ranks as a solid market for rental property investors. Median prices of $464K and rents of $2,362/mo drive the underlying numbers.
Which investment style suits Los Banos, CA?
Most investors in Los Banos, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What kind of vacancy should I budget for in Los Banos, CA?
Expect elevated vacancy in Los Banos, CA. Rents at $2,362/mo are absorbed by the tenant base without meaningful lag.
Are homes affordable in Los Banos, CA?
Typical homes in Los Banos, CA go for around $464K. The 5-year CAGR of 0.0% measured price movement.
How deep is the rental pool in Los Banos, CA?
Los Banos, CA draws a stable base of working renters. Demand at the $2,362/mo rent level is reasonable for standard single-family and small multi rentals.
You know 93635 now. You don’t know where it ranks.
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How 93635 ranks in Merced, CA
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