Real Estate Investing in Bass Lake, California (93669)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93669 (Bass Lake, 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: 58.9% 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 26.0 — 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 Bass Lake, CA (93669)?
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Market Analysis: 93669 Bass Lake
ZIP 93669 inside Madera County looks affordable on the surface — median value of $364K — 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 93669 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader CA picture, 93669 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 93669 includes headwinds that any investor should price in. Income distribution skews lower than Bass Lake averages, and tenant stability requires active management.
Strategically, 93669 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Bass Lake:
Market Trends
Home Value History (with trend line)
📊 How Does 93669 Compare?
| Metric | 93669 | Bass Lake | Madera, CA | California |
|---|---|---|---|---|
| Home Value | $364,481 | $500,028 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 2.2% | N/A | 5.7% |
| Avg Rent | $1,170 | $1,215 | N/A | - |
| Cap Rate | 2.5% | 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 93669 (Bass Lake, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $364,481 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 26.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +0.0% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (2.5%). 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 93669
Population: 297
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
What is the typical rental rate in Bass Lake, CA?
The typical rental in Bass Lake, CA commands about $1,170/mo monthly. That rent profile stable cash flow against the $364K purchase basis.
What kind of tenants rent in Bass Lake, CA?
Tenant quality in Bass Lake, CA ranks as solid. Landlords generally report stable occupancy at market rents of $1,170/mo.
What kind of market is Bass Lake, CA for investors?
Investors tracking Bass Lake, CA will find a 3.0/5 rating supported by $364K median home values and $1,170/mo rents. That profile suits long-term holders targeting reliable returns.
Is Bass Lake, CA landlord-friendly?
CA law tenant-protective for landlords, and Bass Lake inherits those rules. Investors should still review local ordinances for rental licensing.
What are vacancy rates like in Bass Lake, CA?
Bass Lake, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
You know 93669 now. You don’t know where it ranks.
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How 93669 ranks in Madera, CA
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