Real Estate Investing in Upper Lake, California (95469)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95469 (Upper Lake, 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: 24.4% of homes vacant — above national norms.
- Declining values: -6.8% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.0% 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 (95469)?
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Market Analysis: 95469 Upper Lake
The 95469 ZIP covers a section of Upper Lake that demands careful diligence. Prices near $417K look accessible, but the work to make a deal cash flow is real.
On the rental side, the numbers look inviting — $417K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95469 is substantial and deserves full respect.
Statewide comparisons place 95469 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 95469 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. healthy returns are possible in 95469, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Upper Lake:
Market Trends
Home Value History (with trend line)
📊 How Does 95469 Compare?
| Metric | 95469 | Upper Lake | Clearlake, CA | California |
|---|---|---|---|---|
| Home Value | $417,005 | $324,106 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,701 | $1,535 | N/A | - |
| Cap Rate | 3.2% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95469 (Upper Lake, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $417,005 |
| Monthly Rent | $1,701 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -5.0% ▼ |
| 3-Year CAGR | -5.1% ▼ |
| 5-Year CAGR | -6.8% ▼ |
| 10-Year CAGR | +0.5% ▲ |
🏠 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 (3.2%). 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 95469
Population: 1,503
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 95469
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 is the typical renter like in Upper Lake, CA?
The renter base in Upper Lake, CA is reasonable for the $1,701/mo price point. Screening well and pricing to market typically yields consistent tenants.
How landlord-friendly is Upper Lake, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Upper Lake generally follows the statewide framework, so landlords face reasonable operating rules.
Are homes affordable in Upper Lake, CA?
Expect median prices around $417K in Upper Lake, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Does house hacking make sense in Upper Lake, CA?
For house hackers, Upper Lake, CA is a challenging. The $1,701/mo rent on a unit helps defray the mortgage on a $417K property.
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 95469 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95469 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 95469 ranks in Clearlake, CA
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