Real Estate Investing in Citrus Heights, California (95610)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95610 (Citrus Heights, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Citrus Heights, CA (95610)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95610 Citrus Heights
This part of Sacramento County is not an easy win. The 95610 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $511K asset, 95610 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 95610 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 95610 includes headwinds that any investor should price in. Income distribution skews lower than Citrus Heights averages, and tenant stability requires active management.
The 95610 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Citrus Heights:
Property Strategy for 95610
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $378,933 | $2,410 | 4.6% | +4.2% | $189,466 |
| 3BR | $490,256 | $3,210 | 4.7% | +4.7% | $163,419 |
| 4BR | $545,886 | $3,700 | 4.9% | +4.9% | $136,471 |
| 5BR | $610,816 | — | — | +5.6% | $122,163 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95610 Compare?
| Metric | 95610 | Citrus Heights | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $510,808 | $481,847 | N/A | $761,003 |
| 5-Year CAGR | 1.9% | 1.8% | N/A | 5.7% |
| Avg Rent | $1,882 | $1,885 | N/A | - |
| Cap Rate | 2.9% | 3.1% | - | - |
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 95610 (Citrus Heights, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95610 (Citrus Heights, CA)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Sacramento County
Manage rentals here? List your business →Advent Properties, Inc. offers comprehensive, responsive, and professional property management and real estate services in the Bay Area, East Bay, and Sacramento regions. summary from their website
CYA Property Management, led by Carla Morgan, serves Carmichael, CA. summary from their website
Eagle Property Management offers property management services in Sacramento, CA. 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 | $510,808 |
| Monthly Rent | $1,882 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +0.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 95610
Population: 46,759
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 95610
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Lichen K-8
Sylvan Middle
Mesa Verde High
Andrew Carnegie Middle
Arlington Heights Elementary
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 8,434 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Citrus Heights, CA rate as a rental market?
Investors tracking Citrus Heights, CA will find a 2.0/5 rating supported by $511K median home values and $1,882/mo rents. That profile suits long-term holders targeting even-keeled returns.
Are rents high in Citrus Heights, CA?
Rental rates in Citrus Heights, CA average $1,882/mo. Tenant demand and $511K home values make the yield look reasonable by investor standards.
Is Citrus Heights, CA good for landlords?
Citrus Heights, CA operates under CA law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
Is vacancy a concern in Citrus Heights, CA?
Citrus Heights, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the tenant pool like in Citrus Heights, CA?
Working renters make up the core of the Citrus Heights, CA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 95610 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95610 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 95610 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95610 (Citrus Heights)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95610 (Citrus Heights, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.