Real Estate Investing in Parlier, California (93648)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93648 (Parlier, 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: 23.9% 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 Parlier, CA (93648)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93648 Parlier
ZIP 93648 inside Fresno County looks affordable on the surface — median value of $328K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $328K asset, 93648 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader CA picture, 93648 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 93648 ZIP's population of 15,108 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The right play in 93648 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Parlier:
Property Strategy for 93648
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $239,244 | $1,410 | 4.2% | +7.4% | $119,622 |
| 3BR | $302,196 | $1,960 | 4.7% | +7.6% | $100,732 |
| 4BR | $351,739 | $2,250 | 4.6% | +7.9% | $87,935 |
| 5BR | $382,256 | — | — | +7.7% | $76,451 |
Market Trends
Home Value History (with trend line)
📊 How Does 93648 Compare?
| Metric | 93648 | Parlier | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $328,469 | $328,469 | N/A | $761,003 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 5.7% |
| Avg Rent | $1,269 | $1,269 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 93648 (Parlier, 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 | $328,469 |
| Monthly Rent | $1,269 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 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 (3.0%). 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 93648
Population: 15,108
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 93648
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 1,855 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What strategy should investors use in Parlier, CA?
Parlier, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($328K prices, $1,269/mo rents) make it a reasonable choice.
How strong are rents in Parlier, CA?
Parlier, CA rentals go for roughly $1,269/mo a month. That puts gross yield in solid territory relative to $328K acquisition costs.
What is the tenant pool like in Parlier, CA?
Parlier, CA offers a stable renter base at the $1,269/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the typical home price in Parlier, CA?
Parlier, CA home values average about $328K. That price point suits investors targeting rentals with $1,269/mo in monthly income.
What is the rental occupancy rate in Parlier, CA?
Parlier, CA carries elevated vacancy risk. Expect measured absorption at market rents of $1,269/mo.
You know 93648 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93648 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 93648 ranks in Fresno, CA
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