Real Estate Investing in Reedley, California (93654)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93654 (Reedley, 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.
What’s happening in Reedley, CA (93654)?
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Market Analysis: 93654 Reedley
Not every below-median market is a bargain. Reedley's 93654 ZIP comes in at signals that favor experienced operators who can absorb the risk $388K pricing implies.
In practical terms, the numbers look inviting — $388K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93654 is substantial and deserves full respect.
Stepping back, 93654 offers a low basis, the region around Reedley has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 93654 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 93654 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 Reedley:
Property Strategy for 93654
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $274,606 | $1,560 | 4.1% | +7.4% | $137,303 |
| 3BR | $362,166 | $2,160 | 4.3% | +6.7% | $120,722 |
| 4BR | $426,361 | $2,490 | 4.2% | +6.7% | $106,590 |
| 5BR | $483,038 | — | — | +6.6% | $96,608 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93654 Compare?
| Metric | 93654 | Reedley | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $387,783 | $387,783 | N/A | $761,003 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 5.7% |
| Avg Rent | $1,680 | $1,680 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 93654 (Reedley, 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 | $387,783 |
| Monthly Rent | $1,680 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.4%). 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 93654
Population: 31,905
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 93654
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
Should investors consider Reedley, CA?
Reedley, CA posts an investability rating of 3.0/5, with median home values near $388K and average rents around $1,680/mo. That combination puts it in the healthy tier for investor interest.
What is the renter demographic in Reedley, CA?
The renter base in Reedley, CA is reasonable for the $1,680/mo price point. Screening well and pricing to market typically yields measured tenants.
Are there empty rentals in Reedley, CA?
Reedley, CA carries elevated vacancy risk. Expect predictable absorption at market rents of $1,680/mo.
What strategy should investors use in Reedley, CA?
In Reedley, CA the significant play is typically careful cash-flow rentals with hands-on management. The combination of $388K prices and $1,680/mo rents suits that approach.
What do landlords charge for rent in Reedley, CA?
Investors in Reedley, CA typically see rents near $1,680/mo per month against $388K home values - a solid setup for rental cash flow.
You know 93654 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93654 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 93654 ranks in Fresno, CA
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