Real Estate Investing in Fresno, California (93702)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93702 (Fresno, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 31.9% poverty rate — can affect rent collection.
- Lower household income: $38,965 median — tenant affordability is tighter.
What’s happening in Fresno, CA (93702)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93702 Fresno
The 93702 ZIP covers a section of Fresno that demands careful diligence. Prices near $255K look accessible, but the work to make a deal cash flow is real.
The investment case in 93702 is impressive only for operators who understand what they are buying. A $255K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader CA picture, 93702 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 93702 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 93702 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 Fresno:
Property Strategy for 93702
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $162,751 | $1,250 | 5.5% | +8.8% | $162,751 |
| 2BR | $228,293 | $1,530 | 4.8% | +8.1% | $114,146 |
| 3BR | $267,454 | $2,130 | 5.7% | +6.9% | $89,151 |
| 4BR | $313,156 | $2,450 | 5.6% | +7.5% | $78,289 |
| 5BR | $340,159 | — | — | +8.0% | $68,032 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93702 Compare?
| Metric | 93702 | Fresno | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $255,003 | $133,240 | N/A | $761,003 |
| 5-Year CAGR | 4.7% | 3.7% | N/A | 5.7% |
| Avg Rent | $1,317 | $1,823 | N/A | - |
| Cap Rate | 4.0% | 3.8% | - | - |
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 93702 (Fresno, 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 | $255,003 |
| Monthly Rent | $1,317 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 Rent Trends
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 93702
Population: 45,241
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 93702
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 13,063 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical renter like in Fresno, CA?
Expect a solid tenant pool in Fresno, CA. The rental market absorbs $1,317/mo rents without meaningful friction.
Is real estate in Fresno, CA a good investment right now?
Fresno, CA reflects an investability rating of 3.0/5, with median home values near $255K and average rents around $1,317/mo. That combination puts it in the impressive tier for investor interest.
Is housing expensive in Fresno, CA?
In Fresno, CA the median home value sits at $255K. Against the broader CA market, that reads as reasonable for most investors.
What do rentals go for in Fresno, CA?
Rent in Fresno, CA is around $1,317/mo. The resulting rent-to-value relationship with $255K pricing is reasonable for most investor models.
Is CA a landlord-friendly state?
Fresno, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 93702 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93702 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 93702 ranks in Fresno, CA
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