Real Estate Investing in Upper Lake, California (95464)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95464 (Upper Lake, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 31.1% of homes vacant — above national norms.
- Declining values: -2.8% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.1% in the last year.
- 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 Upper Lake, CA (95464)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95464 Upper Lake
Not every below-median market is a bargain. Upper Lake's 95464 ZIP sits at signals that favor experienced operators who can absorb the risk $231K pricing implies.
The investment case in 95464 is resilient only for operators who understand what they are buying. A $231K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Stepping back, 95464 offers a low basis, the region around Upper Lake has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 95464 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.
The right play in 95464 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Upper Lake:
Property Strategy for 95464
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $211,837 | $1,520 | 5.2% | +0.1% | $105,919 |
| 3BR | $292,848 | $2,110 | 5.2% | +2.2% | $97,616 |
Market Trends
Home Value History (with trend line)
📊 How Does 95464 Compare?
| Metric | 95464 | Upper Lake | Clearlake, CA | California |
|---|---|---|---|---|
| Home Value | $231,207 | $324,106 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,368 | $1,535 | N/A | - |
| Cap Rate | 4.6% | 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 95464 (Upper Lake, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95464 (Upper Lake, CA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $231,207 |
| Monthly Rent | $1,368 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 1.9% |
📈 Home Appreciation
| 1-Year | -4.1% ▼ |
| 3-Year CAGR | -5.2% ▼ |
| 5-Year CAGR | -2.8% ▼ |
| 10-Year CAGR | +3.6% ▲ |
🏠 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 (4.6%). 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 95464
Population: 2,417
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
Does Upper Lake, CA make sense for an investment property?
Yes - Upper Lake, CA a 3.0/5 investability score. With $231K home prices against $1,368/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are rents high in Upper Lake, CA?
Rental rates in Upper Lake, CA average $1,368/mo. Tenant demand and $231K home values make the yield look reasonable by investor standards.
How strong is the working-renter base in Upper Lake, CA?
Tenant quality in Upper Lake, CA ranks as solid. Landlords generally report reliable occupancy at market rents of $1,368/mo.
What does house hacking look like in Upper Lake, CA?
House hacking in Upper Lake, CA is reasonable to execute. Prices around $231K and rents of $1,368/mo solid owner-occupant economics.
What is the best play in Upper Lake, CA?
The best-fit strategy in Upper Lake, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 95464 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95464 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 95464 ranks in Clearlake, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95464 (Upper Lake)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95464 (Upper Lake, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.