Real Estate Investing in Murphys, California (95247)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95247 (Murphys, 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: 34.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% 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 Murphys, CA (95247)?
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Market Analysis: 95247 Murphys
Meanwhile, ZIP 95247 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $508K median. It rewards specialists, not generalists.
For an experienced owner, 95247 can be a a strong candidate for hunting ground — but the discount at $508K reflects genuine risk that outside investors often underestimate.
Within CA, ZIP 95247 trails on several market indicators that neighboring Calaveras County submarkets outperform. The gap is real and solid enough to shape underwriting.
Resident income in 95247 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Murphys:
Property Strategy for 95247
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $408,193 | $1,780 | 3.1% | +5.3% | $204,096 |
| 3BR | $510,602 | $2,480 | 3.5% | +4.6% | $170,201 |
| 4BR | $612,629 | $2,670 | 3.1% | +4.2% | $153,157 |
Market Trends
Home Value History (with trend line)
📊 How Does 95247 Compare?
| Metric | 95247 | Murphys | Sonora, CA | California |
|---|---|---|---|---|
| Home Value | $507,752 | $426,459 | N/A | $761,003 |
| 5-Year CAGR | 1.3% | 1.1% | N/A | 5.7% |
| Avg Rent | $1,602 | $1,530 | N/A | - |
| Cap Rate | 2.5% | 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 95247 (Murphys, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $507,752 |
| Monthly Rent | $1,602 |
| Price-to-Rent | 26.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 95247
Population: 3,682
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 95247
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 1,387 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Murphys, CA?
In Murphys, CA the median home value sits at $508K. Against the broader CA market, that reads as reasonable for most investors.
Are landlord laws favorable in Murphys, CA?
Murphys, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Which real estate strategy fits Murphys, CA?
Murphys, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($508K prices, $1,602/mo rents) make it a reasonable choice.
Can I house hack in Murphys, CA?
The house hack math a challenging in Murphys, CA. Owner-occupant buyers benefit from the $1,602/mo rents and $508K home values.
Are rents high in Murphys, CA?
Average rent in Murphys, CA is approximately $1,602/mo per month. Against $508K home values that yields a reasonable rent-to-price ratio.
You know 95247 now. You don’t know where it ranks.
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How 95247 ranks in Sonora, CA
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