Real Estate Investing in Fresno, California (93650)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93650 (Fresno, 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: 26.9% poverty rate — can affect rent collection.
- Higher unemployment: 8.0% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fresno, CA (93650)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93650 Fresno
Turning to rents, ZIP 93650 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $295K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 93650 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 93650 sits on the difficult end of the CA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The 93650 ZIP's population of 2,969 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
trends 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 Fresno:
Property Strategy for 93650
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $239,854 | $1,550 | 4.7% | +8.4% | $119,927 |
| 3BR | $301,659 | $2,160 | 5.2% | +7.7% | $100,553 |
Market Trends
Home Value History (with trend line)
📊 How Does 93650 Compare?
| Metric | 93650 | Fresno | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $295,381 | $133,240 | N/A | $761,003 |
| 5-Year CAGR | 4.7% | 3.7% | N/A | 5.7% |
| Avg Rent | $1,395 | $1,823 | N/A | - |
| Cap Rate | 3.7% | 3.8% | - | - |
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 93650 (Fresno, 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 | $295,381 |
| Monthly Rent | $1,395 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (3.7%). 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 93650
Population: 2,969
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 93650
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Del Mar Elementary
Fort Miller Middle
Starr Elementary
Ahwahnee Middle
Baird Middle
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 13,063 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are vacancy rates like in Fresno, CA?
Fresno, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What monthly rent should investors expect in Fresno, CA?
Average rent in Fresno, CA is approximately $1,395/mo per month. Against $295K home values that yields a reasonable rent-to-price ratio.
Is Fresno, CA suited for a house hack?
For house hackers, Fresno, CA is a challenging. The $1,395/mo rent on a unit helps defray the mortgage on a $295K property.
Where do home prices stand in Fresno, CA?
Fresno, CA median home values land near $295K. That is reasonable territory for investors looking at $1,395/mo-per-month rentals.
How strong is Fresno, CA for real estate investors?
Fresno, CA rates 3.0/5 for investability. With median values at $295K and rents near $1,395/mo, the market offers reasonable fundamentals for rental investors.
You know 93650 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93650 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 93650 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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