Real Estate Investing in Copperopolis, California (95228)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95228 (Copperopolis, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 30.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.4 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Copperopolis, CA (95228)?
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Market Analysis: 95228 Copperopolis
ZIP 95228 in Copperopolis, CA carries a durable set of headwinds. Home values near $531K and rents of $1,674/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 95228 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within CA, ZIP 95228 trails on several market indicators that neighboring Calaveras County submarkets outperform. The gap is real and notable enough to shape underwriting.
On balance, 4,880 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.
Strategy in 95228 is an operator game, not a passive one. Stepping back, entry prices of $531K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Copperopolis:
Property Strategy for 95228
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $398,824 | $1,860 | 3.4% | +4.4% | $199,412 |
| 3BR | $504,084 | $2,590 | 3.7% | +5.1% | $168,028 |
| 4BR | $668,907 | $2,790 | 3.0% | +5.3% | $167,227 |
Market Trends
Home Value History (with trend line)
📊 How Does 95228 Compare?
| Metric | 95228 | Copperopolis | California |
|---|---|---|---|
| Home Value | $531,005 | $531,005 | $761,003 |
| 5-Year CAGR | 1.2% | 1.2% | 5.7% |
| Avg Rent | $1,674 | $1,674 | - |
| Cap Rate | 2.5% | 2.5% | - |
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 95228 (Copperopolis, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $531,005 |
| Monthly Rent | $1,674 |
| Price-to-Rent | 26.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 95228
Population: 4,880
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 95228
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
Is Copperopolis, CA a smart market for rental property?
Copperopolis, CA scores 2.0/5 for investability. Home values sit at $531K and rents near $1,674/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do rentals sit vacant long in Copperopolis, CA?
Vacancy risk in Copperopolis, CA is elevated. That supports stable cash flow for typical rental holds.
How much should I expect to pay for a home in Copperopolis, CA?
Homes in Copperopolis, CA typically sell near $531K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Are eviction rules reasonable in Copperopolis, CA?
CA law tenant-protective for landlords, and Copperopolis inherits those rules. Investors should still review local ordinances for rental licensing.
What is the average monthly rent in Copperopolis, CA?
Rents in Copperopolis, CA run near $1,674/mo. Compared with median home prices of $531K that produces solid gross yields for typical rentals.
You know 95228 now. You don’t know where it ranks.
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