Real Estate Investing in Firebaugh, California (93665)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93665 (Firebaugh, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.7% poverty rate — can affect rent collection.
- Higher unemployment: 10.9% unemployment — tenant risk signal.
• 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 Firebaugh, CA (93665)?
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Market Analysis: 93665 Firebaugh
The 93665 ZIP covers a section of Firebaugh that demands careful diligence. Prices near $281K look accessible, but the work to make a deal cash flow is real.
On the rental side, the numbers look inviting — $281K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93665 is substantial and deserves full respect.
In the broader CA picture, 93665 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Looking more closely, 422 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.
The right play in 93665 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 Firebaugh:
Market Trends
Home Value History (with trend line)
📊 How Does 93665 Compare?
| Metric | 93665 | Firebaugh | Merced, CA | California |
|---|---|---|---|---|
| Home Value | $281,087 | $309,736 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 4.0% | N/A | 5.7% |
| Avg Rent | $1,305 | $1,265 | N/A | - |
| Cap Rate | 3.6% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93665 (Firebaugh, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $281,087 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +12.7% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +10.5% ▲ |
🏠 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 (3.6%). 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 93665
Population: 422
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 93665
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
What monthly rent should investors expect in Firebaugh, CA?
Firebaugh, CA rentals go for roughly $1,305/mo a month. That puts gross yield in solid territory relative to $281K acquisition costs.
What is the tenant pool like in Firebaugh, CA?
Firebaugh, CA draws a steady base of working renters. Demand at the $1,305/mo rent level is reasonable for standard single-family and small multi rentals.
What is the typical vacancy rate in Firebaugh, CA?
Rental vacancy in Firebaugh, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What does house hacking look like in Firebaugh, CA?
House hacking in Firebaugh, CA is reasonable to execute. Prices around $281K and rents of $1,305/mo solid owner-occupant economics.
What is the best play in Firebaugh, CA?
The best-fit strategy in Firebaugh, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 93665 now. You don’t know where it ranks.
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