Updated 2026 · Based on median market data for Madera, CA
The median monthly rent in Madera, CA is $2,200, translating to $26,400 in annual gross rental income per unit. The rent-to-price ratio is 0.52% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Madera spend approximately 44% of the local median household income ($60,018) on rent. This exceeds the standard 30% affordability threshold, suggesting rent growth may face resistance — but it also means a large portion of the population finds buying even more out of reach, supporting rental demand.
The vacancy rate in Madera is 5.2%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 0.8% annually provides stable demand.
Madera's GRM (price divided by annual rent) is 15.9x. A GRM between 12-16x is moderate and typical of balanced markets. Deals can work but you need to keep expenses controlled. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $2,200/mo, a single-family rental in Madera generates approximately $26,400 in gross annual income. After accounting for 5.2% vacancy ($1,373 lost), property taxes of $3,150, insurance (~$1,680), and maintenance (~$1,680), the estimated NOI is $18,517 per year, or $1,543/mo.
Madera vs California state average and national average across key investment metrics. Madera outperforms both benchmarks on cap rate.