Real Estate Investing in Madera, California (93638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93638 (Madera, 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.
- Elevated poverty: 23.6% poverty rate — can affect rent collection.
- Higher unemployment: 8.5% unemployment — tenant risk signal.
What’s happening in Madera, CA (93638)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93638 Madera
This part of Madera County is not an easy win. The 93638 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $366K asset, 93638 is the wrong submarket. If the plan prices in friction, the yield can still work.
In practical terms, 93638 offers a low basis, the region around Madera has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 93638 ZIP's population of 51,502 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
tilts toward 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 Madera:
Property Strategy for 93638
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $252,832 | $1,350 | 3.8% | +8.2% | $126,416 |
| 3BR | $350,906 | $1,880 | 3.9% | +7.9% | $116,969 |
| 4BR | $394,015 | $2,230 | 4.1% | +8.0% | $98,504 |
| 5BR | $434,807 | — | — | +8.2% | $86,961 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93638 Compare?
| Metric | 93638 | Madera | Madera, CA | California |
|---|---|---|---|---|
| Home Value | $365,775 | $324,830 | N/A | $761,003 |
| 5-Year CAGR | 5.7% | 4.5% | N/A | 5.7% |
| Avg Rent | $1,778 | $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 93638 (Madera, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $365,775 |
| Monthly Rent | $1,778 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (3.8%). 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 93638
Population: 51,502
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 93638
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 1,141 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Madera, CA?
Madera, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Which real estate strategy fits Madera, CA?
In Madera, CA the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $366K prices and $1,778/mo rents suits that approach.
Is Madera in CA worth investing in?
With a 3.0/5 investability score, Madera, CA ranks as a solid market for rental property investors. Median prices of $366K and rents of $1,778/mo drive the underlying numbers.
How much should I expect to pay for a home in Madera, CA?
Median home price in Madera, CA is near $366K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
What do landlords charge for rent in Madera, CA?
Average rent in Madera, CA is approximately $1,778/mo per month. Against $366K home values that yields a reasonable rent-to-price ratio.
You know 93638 now. You don’t know where it ranks.
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How 93638 ranks in Madera, CA
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