Real Estate Investing in Mendota, California (93640)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93640 (Mendota, 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: 31.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mendota, CA (93640)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93640 Mendota
Put differently, ZIP 93640 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $332K median. It rewards specialists, not generalists.
From an investor standpoint, the numbers look inviting — $332K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93640 is substantial and deserves full respect.
In the broader CA picture, 93640 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
In practical terms, 14,507 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
looks 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 Mendota:
Property Strategy for 93640
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $292,328 | $1,900 | 4.7% | +8.0% | $97,443 |
| 4BR | $355,218 | $2,180 | 4.4% | +8.6% | $88,805 |
Market Trends
Home Value History (with trend line)
📊 How Does 93640 Compare?
| Metric | 93640 | Mendota | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $332,284 | $332,284 | N/A | $761,003 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 5.7% |
| Avg Rent | $1,224 | $1,224 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 93640 (Mendota, 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 | $332,284 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.9%). 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 93640
Population: 14,507
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 93640
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 monthly rent should investors expect in Mendota, CA?
Average rent in Mendota, CA is approximately $1,224/mo per month. Against $332K home values that yields a reasonable rent-to-price ratio.
Do landlords face vacancy issues in Mendota, CA?
Expect elevated vacancy in Mendota, CA. Rents at $1,224/mo are absorbed by the tenant base without meaningful lag.
How does Mendota, CA rate as a rental market?
Mendota, CA scores 3.0/5 for investability. Home values sit at $332K and rents near $1,224/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Mendota, CA better for rentals, flips, or BRRRR?
For Mendota, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the median home value in Mendota, CA?
Typical homes in Mendota, CA go for around $332K. The 5-year CAGR of 0.0% even-keeled price movement.
You know 93640 now. You don’t know where it ranks.
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How 93640 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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