Real Estate Investing in Oakhurst, California (93644)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93644 (Oakhurst, 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.
- High vacancy: 24.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Oakhurst, CA (93644)?
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Market Analysis: 93644 Oakhurst
The 93644 ZIP covers a section of Oakhurst that demands careful diligence. Prices near $436K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 93644 can be a worth a close look for hunting ground — but the discount at $436K reflects genuine risk that outside investors often underestimate.
In practical terms, 93644 offers a low basis, the region around Oakhurst has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 93644 ZIP's population of 6,490 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Distressed ZIPs reward experience. notable returns are possible in 93644, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Oakhurst:
Property Strategy for 93644
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $346,903 | $1,630 | 3.4% | +5.7% | $173,452 |
| 3BR | $434,415 | $2,270 | 3.8% | +6.0% | $144,805 |
| 4BR | $565,763 | $2,690 | 3.4% | +6.3% | $141,441 |
| 5BR | $657,880 | — | — | +5.4% | $131,576 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93644 Compare?
| Metric | 93644 | Oakhurst | Madera, CA | California |
|---|---|---|---|---|
| Home Value | $435,759 | $435,759 | N/A | $761,003 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.7% |
| Avg Rent | $2,000 | $2,000 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93644 (Oakhurst, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $435,759 |
| Monthly Rent | $2,000 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (3.6%). 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 93644
Population: 6,490
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 93644
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
Are eviction rules reasonable in Oakhurst, CA?
Rental owners in Oakhurst, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What are vacancy rates like in Oakhurst, CA?
Vacancy risk in Oakhurst, CA is elevated. That supports reliable cash flow for typical rental holds.
How should investors approach Oakhurst, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Oakhurst, CA. With home values at $436K and rents near $2,000/mo, other strategies can work but produce consistent rather than outsized returns.
Can I live-in-and-rent in Oakhurst, CA?
Oakhurst, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,000/mo rent level.
What is the renter demographic in Oakhurst, CA?
Tenant demand in Oakhurst, CA is solid. The local workforce $2,000/mo rents across most rental classes.
You know 93644 now. You don’t know where it ranks.
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How 93644 ranks in Madera, CA
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Community Ratings
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