Real Estate Investing in Clearlake Oaks, California (95423)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95423 (Clearlake Oaks, 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: 34.5% of homes vacant — above national norms.
- Declining values: -0.7% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 22.3% 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 Clearlake Oaks, CA (95423)?
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Market Analysis: 95423 Clearlake Oaks
Not every below-median market is a bargain. Clearlake Oaks's 95423 ZIP comes in at signals that favor experienced operators who can absorb the risk $259K pricing implies.
From an investor standpoint, the numbers look inviting — $259K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95423 is substantial and deserves full respect.
The gap between 95423 and stronger Clearlake Oaks ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A durable renter share of 31% in 95423 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 95423 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 Clearlake Oaks:
Property Strategy for 95423
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $137,032 | $1,080 | 5.7% | -1.3% | $137,032 |
| 2BR | $229,279 | $1,420 | 4.5% | +1.6% | $114,640 |
| 3BR | $313,215 | $1,970 | 4.5% | +2.9% | $104,405 |
| 4BR | $349,179 | $2,380 | 4.9% | — | $87,295 |
Market Trends
Home Value History (with trend line)
📊 How Does 95423 Compare?
| Metric | 95423 | Clearlake Oaks | Clearlake, CA | California |
|---|---|---|---|---|
| Home Value | $258,903 | $258,903 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,278 | $1,278 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 95423 (Clearlake Oaks, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $258,903 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 3.2% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | -2.4% ▼ |
| 5-Year CAGR | -0.7% ▼ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (3.9%). 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 95423
Population: 3,432
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 95423
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 price range are homes in Clearlake Oaks, CA?
Clearlake Oaks, CA home values average about $259K. That price point suits investors targeting rentals with $1,278/mo in monthly income.
Does Clearlake Oaks, CA favor landlords or tenants?
Landlord-friendliness in Clearlake Oaks, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is vacancy a concern in Clearlake Oaks, CA?
Clearlake Oaks, CA carries elevated vacancy risk. Expect predictable absorption at market rents of $1,278/mo.
What strategy should investors use in Clearlake Oaks, CA?
The best-fit strategy in Clearlake Oaks, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the typical renter like in Clearlake Oaks, CA?
Clearlake Oaks, CA draws a predictable base of working renters. Demand at the $1,278/mo rent level is reasonable for standard single-family and small multi rentals.
You know 95423 now. You don’t know where it ranks.
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