Real Estate Investing in Orosi, California (93647)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93647 (Orosi, 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: 29.1% 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 Orosi, CA (93647)?
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Market Analysis: 93647 Orosi
The 93647 ZIP covers a section of Orosi that demands careful diligence. Prices near $310K look accessible, but the work to make a deal cash flow is real.
Rent of $1,224/mo on a $310K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 93647 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 93647 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 93647 ZIP's population of 11,370 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategy in 93647 is an operator game, not a passive one. In practical terms, entry prices of $310K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Orosi:
Property Strategy for 93647
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $295,056 | $1,900 | 4.6% | +8.1% | $98,352 |
| 4BR | $321,679 | $2,180 | 4.9% | +8.3% | $80,420 |
Market Trends
Home Value History (with trend line)
📊 How Does 93647 Compare?
| Metric | 93647 | Orosi | Visalia, CA | California |
|---|---|---|---|---|
| Home Value | $309,586 | $309,586 | N/A | $761,003 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 5.7% |
| Avg Rent | $1,224 | $1,224 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93647 (Orosi, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $309,586 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.1%). 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 93647
Population: 11,370
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 93647
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
Frequently Asked Questions
Where do home prices stand in Orosi, CA?
In Orosi, CA the median home value sits at $310K. Against the broader CA market, that reads as reasonable for most investors.
What does house hacking look like in Orosi, CA?
Orosi, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,224/mo rent level.
Do rentals sit vacant long in Orosi, CA?
Orosi, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
How do landlord-tenant laws work in Orosi, CA?
Rental owners in Orosi, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How strong is tenant demand in Orosi, CA?
Tenant demand in Orosi, CA is solid. The local workforce $1,224/mo rents across most rental classes.
You know 93647 now. You don’t know where it ranks.
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How 93647 ranks in Visalia, CA
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