Real Estate Investing in Shaver Lake, California (93664)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93664 (Shaver Lake, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 92.3% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 32.2 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Shaver Lake, CA (93664)?
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Market Analysis: 93664 Shaver Lake
ZIP 93664 inside Fresno County looks affordable on the surface — median value of $615K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 93664 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Shaver Lake have seen price recovery that 93664 has not matched. Fresno County data supports the view that the spread is structural rather than temporary.
Who lives in 93664 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 93664 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Shaver Lake:
Property Strategy for 93664
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $264,109 | $1,430 | 3.9% | +3.0% | $264,109 |
| 2BR | $420,825 | $1,770 | 3.0% | +4.7% | $210,413 |
| 3BR | $616,264 | $2,460 | 2.9% | +5.9% | $205,421 |
| 4BR | $794,485 | $2,830 | 2.6% | +6.2% | $198,621 |
| 5BR | $1,019,616 | — | — | +6.9% | $203,923 |
Market Trends
Home Value History (with trend line)
📊 How Does 93664 Compare?
| Metric | 93664 | Shaver Lake | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $614,955 | $614,955 | N/A | $761,003 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 5.7% |
| Avg Rent | $1,593 | $1,593 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93664 (Shaver Lake, 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 | $614,955 |
| Monthly Rent | $1,593 |
| Price-to-Rent | 32.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (2.0%). 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 93664
Population: 328
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
Frequently Asked Questions
How deep is the rental pool in Shaver Lake, CA?
Expect a solid tenant pool in Shaver Lake, CA. The rental market absorbs $1,593/mo rents without meaningful friction.
Can I live-in-and-rent in Shaver Lake, CA?
The house hack math a challenging in Shaver Lake, CA. Owner-occupant buyers benefit from the $1,593/mo rents and $615K home values.
What are home prices like in Shaver Lake, CA?
The median home value in Shaver Lake, CA is roughly $615K. That puts it reasonable relative to the CA statewide average.
Are landlord laws favorable in Shaver Lake, CA?
Shaver Lake, CA operates under CA law, which is tenant-protective overall for landlords. Expect consistent treatment in typical lease and eviction cases.
Do landlords face vacancy issues in Shaver Lake, CA?
Rental vacancy in Shaver Lake, CA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 93664 now. You don’t know where it ranks.
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How 93664 ranks in Fresno, CA
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