Real Estate Investing in San Joaquin, California (93660)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93660 (San Joaquin, 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: 29.6% poverty rate — can affect rent collection.
- Higher unemployment: 9.5% 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 San Joaquin, CA (93660)?
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Market Analysis: 93660 San Joaquin
The 93660 ZIP covers a section of San Joaquin that demands careful diligence. Prices near $300K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $300K asset, 93660 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 93660 and stronger San Joaquin ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 93660 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at San Joaquin's stable or hybrid ZIPs before stepping into 93660. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in San Joaquin:
Property Strategy for 93660
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $279,528 | $2,060 | 5.3% | +7.7% | $93,176 |
| 4BR | $314,665 | $2,370 | 5.4% | +6.0% | $78,666 |
Market Trends
Home Value History (with trend line)
📊 How Does 93660 Compare?
| Metric | 93660 | San Joaquin | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $300,132 | $300,132 | N/A | $761,003 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 5.7% |
| Avg Rent | $1,332 | $1,332 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 93660 (San Joaquin, 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 | $300,132 |
| Monthly Rent | $1,332 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (3.5%). 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 93660
Population: 4,062
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 93660
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 does San Joaquin, CA rate as a rental market?
Investors tracking San Joaquin, CA will find a 3.0/5 rating supported by $300K median home values and $1,332/mo rents. That profile suits long-term holders targeting predictable returns.
What is the rental occupancy rate in San Joaquin, CA?
Expect elevated vacancy in San Joaquin, CA. Rents at $1,332/mo are absorbed by the tenant base without meaningful lag.
How strong is the working-renter base in San Joaquin, CA?
San Joaquin, CA offers a predictable renter base at the $1,332/mo rent level. Tenant turnover is reasonable for well-managed properties.
Can I live-in-and-rent in San Joaquin, CA?
San Joaquin, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $300K price point reasonable to enter.
What do landlords charge for rent in San Joaquin, CA?
The typical rental in San Joaquin, CA commands about $1,332/mo monthly. That rent profile steady cash flow against the $300K purchase basis.
You know 93660 now. You don’t know where it ranks.
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How 93660 ranks in Fresno, CA
Every ZIP in this metro, ranked. Free.
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