Real Estate Investing in Mountain Ranch, California (95246)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95246 (Mountain Ranch, 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: 25.3% of homes vacant — above national norms.
- Declining values: -1.3% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mountain Ranch, CA (95246)?
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Market Analysis: 95246 Mountain Ranch
The 95246 ZIP covers a section of Mountain Ranch that demands careful diligence. Prices near $345K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 95246 can be a worth a close look for hunting ground — but the discount at $345K reflects genuine risk that outside investors often underestimate.
In practical terms, 95246 offers a low basis, the region around Mountain Ranch has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Looking more closely, 1,701 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.
The 95246 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 Mountain Ranch:
Property Strategy for 95246
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $296,310 | $1,540 | 3.7% | +1.6% | $148,155 |
| 3BR | $403,409 | $2,140 | 3.8% | +4.0% | $134,470 |
Market Trends
Home Value History (with trend line)
📊 How Does 95246 Compare?
| Metric | 95246 | Mountain Ranch | California |
|---|---|---|---|
| Home Value | $345,458 | $345,458 | $761,003 |
| 5-Year CAGR | N/A | N/A | 5.7% |
| Avg Rent | $1,386 | $1,386 | - |
| Cap Rate | 3.1% | 3.1% | - |
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 95246 (Mountain Ranch, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $345,458 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 1.9% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | -2.6% ▼ |
| 5-Year CAGR | -1.3% ▼ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 (3.1%). 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 95246
Population: 1,701
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 investment strategy works best in Mountain Ranch, CA?
For Mountain Ranch, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the rental occupancy rate in Mountain Ranch, CA?
Mountain Ranch, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
How deep is the rental pool in Mountain Ranch, CA?
Tenant demand in Mountain Ranch, CA is solid. The local workforce $1,386/mo rents across most rental classes.
Does house hacking make sense in Mountain Ranch, CA?
Mountain Ranch, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $345K price point reasonable to enter.
Is rental property easy to operate in Mountain Ranch, CA?
Rental owners in Mountain Ranch, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
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