Real Estate Investing in Groveland, California (95321)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95321 (Groveland, 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: 51.9% 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Groveland, CA (95321)?
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Market Analysis: 95321 Groveland
Not every below-median market is a bargain. Groveland's 95321 ZIP sits at signals that favor experienced operators who can absorb the risk $395K pricing implies.
In practical terms, the numbers look inviting — $395K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95321 is substantial and deserves full respect.
Regionally, 95321 sits on the difficult end of the CA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A resilient renter share of 13% in 95321 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 95321 is an operator game, not a passive one. In practical terms, entry prices of $395K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Groveland:
Property Strategy for 95321
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $308,541 | $1,790 | 4.2% | — | $154,270 |
| 3BR | $403,188 | $2,340 | 4.2% | +5.4% | $134,396 |
| 4BR | $470,765 | $3,000 | 4.6% | — | $117,691 |
Market Trends
Home Value History (with trend line)
📊 How Does 95321 Compare?
| Metric | 95321 | Groveland | Sonora, CA | California |
|---|---|---|---|---|
| Home Value | $394,649 | $394,649 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.2% | N/A | 5.7% |
| Avg Rent | $1,611 | $1,611 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95321 (Groveland, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $394,649 |
| Monthly Rent | $1,611 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (3.2%). 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 95321
Population: 3,870
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 95321
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 smart move for investors in Groveland, CA?
A careful cash-flow rentals with hands-on management strategy Groveland, CA best. The market produces stable results for that approach at the $395K price point.
How high is vacancy risk in Groveland, CA?
Vacancy in Groveland, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,611/mo.
Does Groveland, CA make sense for an investment property?
Groveland, CA registers an investability rating of 2.0/5, with median home values near $395K and average rents around $1,611/mo. That combination puts it in the resilient tier for investor interest.
Does Groveland, CA favor landlords or tenants?
For rental operators, Groveland, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Groveland, CA?
Tenant demand in Groveland, CA is solid. The local workforce $1,611/mo rents across most rental classes.
You know 95321 now. You don’t know where it ranks.
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How 95321 ranks in Sonora, CA
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