Real Estate Investing in Glen Ellen, California (95442)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95442 (Glen Ellen, 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: 17.3% of homes vacant — above national norms.
- Declining values: -1.0% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 44.4 — 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 Glen Ellen, CA (95442)?
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Market Analysis: 95442 Glen Ellen
Investors eyeing 95442 need to respect the fundamentals at play. Home values of $1.2M come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $1.2M purchase price, 0.0% nominal cap — the work to hit that pro forma in 95442 is substantial and deserves full respect.
In the broader CA picture, 95442 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 95442 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Glen Ellen's stable or hybrid ZIPs before stepping into 95442. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Glen Ellen:
Property Strategy for 95442
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $921,069 | $2,510 | 2.0% | +0.7% | $460,535 |
| 3BR | $1,259,376 | $3,450 | 2.0% | +2.1% | $419,792 |
| 4BR | $1,861,164 | $3,680 | 1.4% | +2.2% | $465,291 |
Market Trends
Home Value History (with trend line)
📊 How Does 95442 Compare?
| Metric | 95442 | Glen Ellen | Santa Rosa-Petaluma, CA | California |
|---|---|---|---|---|
| Home Value | $1,203,212 | $1,203,212 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,259 | $2,259 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
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 95442 (Glen Ellen, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95442 (Glen Ellen, CA)?
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Property managers serving Sonoma County
Manage rentals here? List your business →PURE Property Management of California aims to provide simple and satisfying rental experiences for all. summary from their website
Prestige Real Estate & Property Management offers Santa Rosa Property Management services. summary from their website
The Professional Property Management Association of San Francisco (PPMA) represents professional management of residential and commercial space in San Francisco. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,203,212 |
| Monthly Rent | $2,259 |
| Price-to-Rent | 44.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 0.5% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | -3.1% ▼ |
| 5-Year CAGR | -1.0% ▼ |
| 10-Year CAGR | +2.3% ▲ |
🏠 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 (1.5%). 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 95442
Population: 2,986
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 95442
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 8,425 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Glen Ellen, CA?
Glen Ellen, CA home values average about $1.2M. That price point suits investors targeting rentals with $2,259/mo in monthly income.
Does house hacking work in Glen Ellen, CA?
House hacking in Glen Ellen, CA is reasonable to execute. Prices around $1.2M and rents of $2,259/mo solid owner-occupant economics.
What is the tenant pool like in Glen Ellen, CA?
The tenant pool in Glen Ellen, CA is solid, supported by local employment and population fundamentals. Rents of $2,259/mo are well-absorbed by the market.
How much is rent in Glen Ellen, CA?
Glen Ellen, CA rentals go for roughly $2,259/mo a month. That puts gross yield in solid territory relative to $1.2M acquisition costs.
How do landlord-tenant laws work in Glen Ellen, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Glen Ellen generally follows the statewide framework, so landlords face reasonable operating rules.
You know 95442 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95442 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 95442 ranks in Santa Rosa-Petaluma, CA
Every ZIP in this metro, ranked. Free.
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