Real Estate Investing in Catheys Valley, California (95306)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95306 (Catheys Valley, 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.
- Declining values: -0.9% 5-year CAGR — values have moved lower.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 32.0 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Catheys Valley, CA (95306)?
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Market Analysis: 95306 Catheys Valley
This part of Mariposa County is not an easy win. The 95306 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 95306 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within CA, ZIP 95306 trails on several market indicators that neighboring Mariposa County submarkets outperform. The gap is real and substantial enough to shape underwriting.
A durable renter share of 10% in 95306 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Catheys Valley's stable or hybrid ZIPs before stepping into 95306. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Catheys Valley:
Market Trends
Home Value History (with trend line)
📊 How Does 95306 Compare?
| Metric | 95306 | Catheys Valley | California |
|---|---|---|---|
| Home Value | $483,585 | $483,585 | $761,003 |
| 5-Year CAGR | N/A | N/A | 5.7% |
| Avg Rent | $1,260 | $1,260 | - |
| Cap Rate | 2.0% | 2.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95306 (Catheys Valley, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $483,585 |
| Monthly Rent | $1,260 |
| Price-to-Rent | 32.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 1.2% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | -0.9% ▼ |
| 10-Year CAGR | +3.9% ▲ |
🏠 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 (2.0%). 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 95306
Population: 869
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 95306
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 Catheys Valley, CA suited for a house hack?
House hacking in Catheys Valley, CA is reasonable to execute. Prices around $484K and rents of $1,260/mo solid owner-occupant economics.
How do landlord-tenant laws work in Catheys Valley, CA?
The landlord environment in Catheys Valley, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What kind of tenants rent in Catheys Valley, CA?
The renter base in Catheys Valley, CA is reasonable for the $1,260/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What is the typical rental rate in Catheys Valley, CA?
Rent in Catheys Valley, CA is around $1,260/mo. The resulting rent-to-value relationship with $484K pricing is reasonable for most investor models.
Should investors consider Catheys Valley, CA?
Catheys Valley, CA clocks in at an investability rating of 2.0/5, with median home values near $484K and average rents around $1,260/mo. That combination puts it in the substantial tier for investor interest.
You know 95306 now. You don’t know where it ranks.
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