Real Estate Investing in Redwood Valley, California (95470)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95470 (Redwood Valley, 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.
- Declining values: -4.5% 5-year CAGR — values have moved lower.
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.0% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Redwood Valley, CA (95470)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95470 Redwood Valley
ZIP 95470 in Redwood Valley, CA carries a robust set of headwinds. Home values near $543K and rents of $1,629/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 95470 can be a a solid fit for hunting ground — but the discount at $543K reflects genuine risk that outside investors often underestimate.
Within CA, ZIP 95470 trails on several market indicators that neighboring Mendocino County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Meanwhile, 6,122 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.
Strategically, 95470 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Redwood Valley:
Market Trends
Home Value History (with trend line)
📊 How Does 95470 Compare?
| Metric | 95470 | Redwood Valley | Ukiah, CA | California |
|---|---|---|---|---|
| Home Value | $542,659 | $542,659 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,629 | $1,629 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 95470 (Redwood Valley, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $542,659 |
| Monthly Rent | $1,629 |
| Price-to-Rent | 27.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -1.9% ▼ |
| 3-Year CAGR | -3.9% ▼ |
| 5-Year CAGR | -4.5% ▼ |
| 10-Year CAGR | +1.0% ▲ |
🏠 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 (2.3%). 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 95470
Population: 6,122
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 95470
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 1,995 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do rentals sit vacant long in Redwood Valley, CA?
Occupancy in Redwood Valley, CA runs consistent with elevated vacancy. Well-priced units at $1,629/mo lease on reasonable timelines.
How strong is tenant demand in Redwood Valley, CA?
Expect a solid tenant pool in Redwood Valley, CA. The rental market absorbs $1,629/mo rents without meaningful friction.
How should investors approach Redwood Valley, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Redwood Valley, CA. With home values at $543K and rents near $1,629/mo, other strategies can work but produce measured rather than outsized returns.
Does house hacking work in Redwood Valley, CA?
The a challenging house-hack environment in Redwood Valley, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is housing expensive in Redwood Valley, CA?
Typical homes in Redwood Valley, CA go for around $543K. The 5-year CAGR of 0.0% reliable price movement.
You know 95470 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95470 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 95470 ranks in Ukiah, CA
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