Real Estate Investing in Madera, California (93636)
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Should you buy in 93636 (Madera, CA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Madera, CA (93636)?
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Market Analysis: 93636 Madera
Investors eyeing 93636 need to respect the fundamentals at play. Home values of $528K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 93636 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 93636 sits on the difficult end of the CA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 93636 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Madera's stable or hybrid ZIPs before stepping into 93636. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Madera:
Property Strategy for 93636
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $428,510 | $1,740 | 2.9% | +4.4% | $214,255 |
| 3BR | $477,130 | $2,420 | 3.7% | +6.5% | $159,043 |
| 4BR | $587,279 | $2,880 | 3.5% | +6.2% | $146,820 |
| 5BR | $620,412 | — | — | +6.2% | $124,082 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93636 Compare?
| Metric | 93636 | Madera | Madera, CA | California |
|---|---|---|---|---|
| Home Value | $528,132 | $324,830 | N/A | $761,003 |
| 5-Year CAGR | 3.1% | 4.5% | N/A | 5.7% |
| Avg Rent | $2,555 | $2,136 | N/A | - |
| Cap Rate | 3.8% | 3.9% | - | - |
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 93636 (Madera, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $528,132 |
| Monthly Rent | $2,555 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.8%). 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 93636
Population: 14,777
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 93636
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 8,354 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Madera, CA a good investment right now?
Madera, CA scores 3.0/5 for investability. Home values sit at $528K and rents near $2,555/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What do landlords charge for rent in Madera, CA?
Rent in Madera, CA is around $2,555/mo. The resulting rent-to-value relationship with $528K pricing is reasonable for most investor models.
Is it easy to find good tenants in Madera, CA?
Tenant demand in Madera, CA is solid. The local workforce $2,555/mo rents across most rental classes.
Are there empty rentals in Madera, CA?
Vacancy in Madera, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,555/mo.
Can owner-occupants cash flow in Madera, CA?
Madera, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,555/mo rent level.
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How 93636 ranks in Madera, CA
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