Real Estate Investing in Arcata, California (95521)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95521 (Arcata, 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: -1.5% 5-year CAGR — values have moved lower.
- Elevated vacancy: 10.1% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 8.4% unemployment — tenant risk signal.
What’s happening in Arcata, CA (95521)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95521 Arcata
This part of Humboldt County is not an easy win. The 95521 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,729/mo on a $482K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95521 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 95521 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 95521 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Arcata's stable or hybrid ZIPs before stepping into 95521. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Arcata:
Property Strategy for 95521
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $432,145 | $1,620 | 2.7% | +3.6% | $216,072 |
| 3BR | $487,650 | $2,250 | 3.3% | +4.4% | $162,550 |
| 4BR | $577,739 | $2,720 | 3.4% | +4.9% | $144,435 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95521 Compare?
| Metric | 95521 | Arcata | Eureka-Arcata, CA | California |
|---|---|---|---|---|
| Home Value | $481,524 | $481,524 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,729 | $1,729 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 95521 (Arcata, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $481,524 |
| Monthly Rent | $1,729 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 1.3% |
📈 Home Appreciation
| 1-Year | -2.9% ▼ |
| 3-Year CAGR | -4.4% ▼ |
| 5-Year CAGR | -1.5% ▼ |
| 10-Year CAGR | +1.8% ▲ |
🏠 Rent Trends
| 1-Year | +10.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 95521
Population: 21,684
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 95521
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 2,287 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is the working-renter base in Arcata, CA?
The renter base in Arcata, CA is reasonable for the $1,729/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Which real estate strategy fits Arcata, CA?
The best-fit strategy in Arcata, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are homes affordable in Arcata, CA?
Arcata, CA median home values land near $482K. That is reasonable territory for investors looking at $1,729/mo-per-month rentals.
How do landlord-tenant laws work in Arcata, CA?
CA law tenant-protective for landlords, and Arcata inherits those rules. Investors should still review local ordinances for rental licensing.
What kind of vacancy should I budget for in Arcata, CA?
Occupancy in Arcata, CA runs stable with elevated vacancy. Well-priced units at $1,729/mo lease on reasonable timelines.
You know 95521 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95521 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 95521 ranks in Eureka-Arcata, CA
Every ZIP in this metro, ranked. Free.
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