Real Estate Investing in Midpines, California (95345)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95345 (Midpines, 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: 16.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Midpines, CA (95345)?
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Market Analysis: 95345 Midpines
The 95345 ZIP covers a section of Midpines that demands careful diligence. Prices near $379K look accessible, but the work to make a deal cash flow is real.
Rent of $1,305/mo on a $379K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95345 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 95345 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 95345 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. sturdy returns are possible in 95345, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Midpines:
Market Trends
Home Value History (with trend line)
📊 How Does 95345 Compare?
| Metric | 95345 | Midpines | California |
|---|---|---|---|
| Home Value | $378,962 | $378,962 | $761,003 |
| 5-Year CAGR | 0.6% | 0.6% | 5.7% |
| Avg Rent | $1,305 | $1,305 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95345 (Midpines, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $378,962 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 3.3% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 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 (2.7%). 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 95345
Population: 318
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
Should investors worry about vacancy in Midpines, CA?
Midpines, CA carries elevated vacancy risk. Expect consistent absorption at market rents of $1,305/mo.
What is the typical rental rate in Midpines, CA?
Expect rents around $1,305/mo per month in Midpines, CA. With home values at $379K, the yield math works out to reasonable levels for rental investors.
What is the typical home price in Midpines, CA?
Median home price in Midpines, CA is near $379K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How strict are landlord regulations in Midpines, CA?
Midpines, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What approach is best for Midpines, CA real estate?
Midpines, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($379K prices, $1,305/mo rents) make it a reasonable choice.
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