Real Estate Investing in Guerneville, California (95446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95446 (Guerneville, 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: 25.8% of homes vacant — above national norms.
- Declining values: -1.3% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Guerneville, CA (95446)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95446 Guerneville
ZIP 95446 inside Sonoma County looks affordable on the surface — median value of $525K — but the discount exists for reasons that a careful buyer should understand before committing.
The 95446 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 95446 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 95446 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Guerneville's stable or hybrid ZIPs before stepping into 95446. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Guerneville:
Property Strategy for 95446
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $388,474 | $1,890 | 3.5% | +0.2% | $388,474 |
| 2BR | $481,127 | $2,470 | 3.7% | +1.3% | $240,564 |
| 3BR | $609,746 | $3,370 | 4.0% | +2.3% | $203,249 |
| 4BR | $743,429 | $3,570 | 3.5% | +2.7% | $185,857 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95446 Compare?
| Metric | 95446 | Guerneville | Santa Rosa-Petaluma, CA | California |
|---|---|---|---|---|
| Home Value | $525,299 | $525,299 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,995 | $1,995 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 95446 (Guerneville, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95446 (Guerneville, 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 | $525,299 |
| Monthly Rent | $1,995 |
| Price-to-Rent | 21.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 1.7% |
📈 Home Appreciation
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | -3.0% ▼ |
| 5-Year CAGR | -1.3% ▼ |
| 10-Year CAGR | +2.5% ▲ |
🏠 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 (3.0%). 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 95446
Population: 4,808
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 95446
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
Frequently Asked Questions
Where do rents currently stand in Guerneville, CA?
Rental rates in Guerneville, CA average $1,995/mo. Tenant demand and $525K home values make the yield look reasonable by investor standards.
Is Guerneville, CA a good market for FHA house hackers?
House hacking works a challenging in Guerneville, CA. Rents of $1,995/mo against $525K acquisition make the strategy solid for owner-occupants.
What is the average home sale price in Guerneville, CA?
Homes in Guerneville, CA typically sell near $525K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
How do landlord-tenant laws work in Guerneville, CA?
Guerneville, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What type of investing works in Guerneville, CA?
The best-fit strategy in Guerneville, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 95446 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95446 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 95446 ranks in Santa Rosa-Petaluma, CA
Every ZIP in this metro, ranked. Free.
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