Real Estate Investing in Auburn, California (95602)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95602 (Auburn, 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.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.3 — hard to cash-flow at these prices.
What’s happening in Auburn, CA (95602)?
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Market Analysis: 95602 Auburn
Not every below-median market is a bargain. Auburn's 95602 ZIP clocks in at signals that favor experienced operators who can absorb the risk $654K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 95602 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Auburn have seen price recovery that 95602 has not matched. Placer County data supports the view that the spread is structural rather than temporary.
Resident income in 95602 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 95602 is an operator game, not a passive one. Turning to rents, entry prices of $654K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Auburn:
Property Strategy for 95602
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $292,377 | $2,040 | 5.0% | +4.3% | $146,188 |
| 3BR | $614,332 | $2,750 | 3.2% | +3.5% | $204,777 |
| 4BR | $852,789 | $3,220 | 2.7% | +4.5% | $213,197 |
| 5BR | $1,001,276 | — | — | +4.5% | $200,255 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95602 Compare?
| Metric | 95602 | Auburn | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $654,193 | $425,228 | N/A | $761,003 |
| 5-Year CAGR | 0.7% | 1.0% | N/A | 5.7% |
| Avg Rent | $1,996 | $2,137 | N/A | - |
| Cap Rate | 2.4% | 2.6% | - | - |
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 95602 (Auburn, CA). Anonymous, moderated, never written by AI.
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Property managers serving Placer County
Manage rentals here? List your business →B and B Real Estate offers houses for sale, realtor services, houses for rent, short term rentals, and vacation properties. summary from their website
Expert Property Management provides services for residential, commercial, multi-family, co-living, and mid-term rental properties in Sacramento. summary from their website
One Nest Real Estate & Property Management provides real estate and property management services. 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 | $654,193 |
| Monthly Rent | $1,996 |
| Price-to-Rent | 27.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 95602
Population: 19,248
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
🎓 Nearby Colleges & Universities
Investor Insight: With 3,745 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in Auburn, CA?
Rental rates in Auburn, CA average $1,996/mo. Tenant demand and $654K home values make the yield look reasonable by investor standards.
What approach is best for Auburn, CA real estate?
The best-fit strategy in Auburn, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the investability score for Auburn, CA?
Yes - Auburn, CA a 2.0/5 investability score. With $654K home prices against $1,996/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the median home value in Auburn, CA?
Expect median prices around $654K in Auburn, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
Can owner-occupants cash flow in Auburn, CA?
Auburn, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $654K price point reasonable to enter.
You know 95602 now. You don’t know where it ranks.
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How 95602 ranks in Sacramento-Roseville-Folsom, CA
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