Real Estate Investing in Raymond, California (93653)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93653 (Raymond, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 20.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.3% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 28.6 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Raymond, CA (93653)?
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Market Analysis: 93653 Raymond
The 93653 ZIP in Raymond, CA is a local-operator market. Outside capital chasing a $466K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 93653 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within CA, ZIP 93653 trails on several market indicators that neighboring Madera County submarkets outperform. The gap is real and solid enough to shape underwriting.
Employment concentration in 93653 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. impressive returns are possible in 93653, 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 Raymond:
Market Trends
Home Value History (with trend line)
📊 How Does 93653 Compare?
| Metric | 93653 | Raymond | Madera, CA | California |
|---|---|---|---|---|
| Home Value | $465,911 | $465,911 | N/A | $761,003 |
| 5-Year CAGR | 0.3% | 0.3% | N/A | 5.7% |
| Avg Rent | $1,359 | $1,359 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93653 (Raymond, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $465,911 |
| Monthly Rent | $1,359 |
| Price-to-Rent | 28.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 2.6% |
📈 Home Appreciation
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +0.3% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (2.3%). 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 93653
Population: 1,314
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 93653
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
How strong are rents in Raymond, CA?
Rental rates in Raymond, CA average $1,359/mo. Tenant demand and $466K home values make the yield look reasonable by investor standards.
Are homes affordable in Raymond, CA?
The median home value in Raymond, CA is roughly $466K. That puts it reasonable relative to the CA statewide average.
What real estate strategy is ideal for Raymond, CA?
Most investors in Raymond, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
What is the rental occupancy rate in Raymond, CA?
Vacancy in Raymond, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,359/mo.
How strong is tenant demand in Raymond, CA?
Tenant quality in Raymond, CA ranks as solid. Landlords generally report even-keeled occupancy at market rents of $1,359/mo.
You know 93653 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93653 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 93653 ranks in Madera, CA
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