Real Estate Investing in Occidental, California (95465)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95465 (Occidental, 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: 45.9% of homes vacant — above national norms.
- Declining values: -0.3% 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 43.2 — 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 Occidental, CA (95465)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95465 Occidental
This part of Sonoma County is not an easy win. The 95465 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 95465 is impressive only for operators who understand what they are buying. A $1.2M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 95465 and stronger Occidental ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Put differently, 1,154 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 95465 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 Occidental:
Property Strategy for 95465
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $769,671 | $1,890 | 1.8% | -1.6% | $769,671 |
| 2BR | $923,290 | $2,470 | 1.9% | +1.3% | $461,645 |
| 3BR | $1,273,355 | $3,370 | 1.9% | +2.3% | $424,452 |
Market Trends
Home Value History (with trend line)
📊 How Does 95465 Compare?
| Metric | 95465 | Occidental | Santa Rosa-Petaluma, CA | California |
|---|---|---|---|---|
| Home Value | $1,151,420 | $1,290,643 | N/A | $761,003 |
| 5-Year CAGR | N/A | 1.6% | N/A | 5.7% |
| Avg Rent | $2,223 | $2,223 | N/A | - |
| Cap Rate | 1.5% | 1.4% | - | - |
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 95465 (Occidental, CA). Anonymous, moderated, never written by AI.
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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 | $1,151,420 |
| Monthly Rent | $2,223 |
| Price-to-Rent | 43.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 1.2% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | -0.3% ▼ |
| 10-Year CAGR | +3.0% ▲ |
🏠 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 95465
Population: 1,154
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 95465
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
How strict are landlord regulations in Occidental, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Occidental generally follows the statewide framework, so landlords face reasonable operating rules.
Is the tenant base reliable in Occidental, CA?
Occidental, CA draws a even-keeled base of working renters. Demand at the $2,223/mo rent level is reasonable for standard single-family and small multi rentals.
How much is rent in Occidental, CA?
Investors in Occidental, CA typically see rents near $2,223/mo per month against $1.2M home values - a solid setup for rental cash flow.
Can I house hack in Occidental, CA?
The a tougher house-hack environment in Occidental, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical home price in Occidental, CA?
Occidental, CA home values average about $1.2M. That price point suits investors targeting rentals with $2,223/mo in monthly income.
You know 95465 now. You don’t know where it ranks.
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How 95465 ranks in Santa Rosa-Petaluma, CA
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