Real Estate Investing in Fresno, California (93704)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93704 (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 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.
What’s happening in Fresno, CA (93704)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93704 Fresno
This part of Fresno County is not an easy win. The 93704 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $380K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93704 is substantial and deserves full respect.
Statewide comparisons place 93704 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 93704 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 93704 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Fresno:
Property Strategy for 93704
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $219,767 | $1,520 | 5.0% | +8.5% | $219,767 |
| 2BR | $293,640 | $1,870 | 4.6% | +7.4% | $146,820 |
| 3BR | $389,906 | $2,600 | 4.8% | +6.6% | $129,969 |
| 4BR | $492,386 | $2,990 | 4.4% | +6.2% | $123,096 |
| 5BR | $633,534 | — | — | +6.6% | $126,707 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93704 Compare?
| Metric | 93704 | Fresno | Fresno, CA | California |
|---|---|---|---|---|
| Home Value | $380,437 | $133,240 | N/A | $761,003 |
| 5-Year CAGR | 3.8% | 3.7% | N/A | 5.7% |
| Avg Rent | $1,604 | $1,823 | N/A | - |
| Cap Rate | 3.3% | 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 93704 (Fresno, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93704 (Fresno, CA)?
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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 | $380,437 |
| Monthly Rent | $1,604 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 93704
Population: 29,172
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 93704
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
Does Fresno, CA make sense for an investment property?
Yes - Fresno, CA a 3.0/5 investability score. With $380K home prices against $1,604/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are rents high in Fresno, CA?
Rental rates in Fresno, CA average $1,604/mo. Tenant demand and $380K home values make the yield look reasonable by investor standards.
What is the tenant pool like in Fresno, CA?
Working renters make up the core of the Fresno, CA tenant base. The pool is reasonable for investors targeting long-term holds.
Is Fresno, CA a friendly market for rental owners?
Fresno, CA operates under CA law, which is tenant-protective overall for landlords. Expect reliable treatment in typical lease and eviction cases.
What real estate strategy is ideal for Fresno, CA?
The best-fit strategy in Fresno, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 93704 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93704 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 93704 ranks in Fresno, CA
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