Real Estate Investing in San Andreas, California (95249)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95249 (San Andreas, 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: 16.3% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 26.4% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in San Andreas, CA (95249)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95249 San Andreas
ZIP 95249 inside Calaveras County looks affordable on the surface — median value of $354K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95249 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 95249 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A notable renter share of 28% in 95249 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 95249 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 San Andreas:
Property Strategy for 95249
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $283,579 | $1,400 | 3.6% | +3.8% | $141,790 |
| 3BR | $361,457 | $1,950 | 3.9% | +4.6% | $120,486 |
| 4BR | $412,019 | $2,100 | 3.7% | — | $103,005 |
Market Trends
Home Value History (with trend line)
📊 How Does 95249 Compare?
| Metric | 95249 | San Andreas | California |
|---|---|---|---|
| Home Value | $354,323 | $354,323 | $761,003 |
| 5-Year CAGR | 1.7% | 1.7% | 5.7% |
| Avg Rent | $1,260 | $1,260 | - |
| Cap Rate | 2.8% | 2.8% | - |
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 95249 (San Andreas, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $354,323 |
| Monthly Rent | $1,260 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (2.8%). 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 95249
Population: 4,696
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 95249
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
What is the rental occupancy rate in San Andreas, CA?
Occupancy in San Andreas, CA runs predictable with elevated vacancy. Well-priced units at $1,260/mo lease on reasonable timelines.
Is the tenant base reliable in San Andreas, CA?
Tenant demand in San Andreas, CA is solid. The local workforce $1,260/mo rents across most rental classes.
What is the typical rental rate in San Andreas, CA?
The typical rental in San Andreas, CA commands about $1,260/mo monthly. That rent profile consistent cash flow against the $354K purchase basis.
Is San Andreas, CA landlord-friendly?
CA ranks as a tenant-protective state for landlord-tenant law. San Andreas generally follows the statewide framework, so landlords face reasonable operating rules.
Is San Andreas, CA a smart market for rental property?
With a 2.0/5 investability score, San Andreas, CA ranks as a solid market for rental property investors. Median prices of $354K and rents of $1,260/mo drive the underlying numbers.
You know 95249 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95249 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.
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