Real Estate Investing in Fresno, California (93706)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93706 (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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 34.4% poverty rate — can affect rent collection.
- Higher unemployment: 7.6% unemployment — tenant risk signal.
- Lower household income: $38,269 median — tenant affordability is tighter.
What’s happening in Fresno, CA (93706)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93706 Fresno
ZIP 93706 in Fresno, CA carries a healthy set of headwinds. Home values near $287K and rents of $1,642/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $287K asset, 93706 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 93706 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
On the rental side, 40,635 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.
Distressed ZIPs reward experience. sturdy returns are possible in 93706, 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 Fresno:
Property Strategy for 93706
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $225,292 | $1,400 | 4.5% | +7.1% | $112,646 |
| 3BR | $281,007 | $1,950 | 5.0% | +7.1% | $93,669 |
| 4BR | $313,623 | $2,240 | 5.1% | +7.5% | $78,406 |
| 5BR | $338,252 | — | — | +7.8% | $67,650 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93706 Compare?
| Metric | 93706 | Fresno | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $287,294 | $133,240 | N/A | $761,003 |
| 5-Year CAGR | 4.3% | 3.7% | N/A | 5.7% |
| Avg Rent | $1,642 | $1,823 | N/A | - |
| Cap Rate | 4.5% | 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 93706 (Fresno, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93706 (Fresno, CA)?
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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 | $287,294 |
| Monthly Rent | $1,642 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (4.5%). 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 93706
Population: 40,635
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 93706
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 7,787 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Fresno, CA a smart market for rental property?
Our data puts Fresno, CA at 3.0/5 for investability. Home prices of $287K and rents around $1,642/mo create a solid backdrop for investor activity.
Is vacancy a concern in Fresno, CA?
Fresno, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
How strong is the working-renter base in Fresno, CA?
Fresno, CA draws a predictable base of working renters. Demand at the $1,642/mo rent level is reasonable for standard single-family and small multi rentals.
Is rental property easy to operate in Fresno, CA?
Fresno, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What are rental rates like in Fresno, CA?
Rent in Fresno, CA is around $1,642/mo. The resulting rent-to-value relationship with $287K pricing is reasonable for most investor models.
You know 93706 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93706 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 93706 ranks in Fresno, CA
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