Real Estate Investing in Davis, California (95618)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95618 (Davis, 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.
- High price-to-rent: Price-to-rent ratio 25.5 — hard to cash-flow at these prices.
What’s happening in Davis, CA (95618)?
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Market Analysis: 95618 Davis
Investors eyeing 95618 need to respect the fundamentals at play. Home values of $831K come alongside slower price movement and elevated management overhead.
In practical terms, the numbers look inviting — $831K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95618 is substantial and deserves full respect.
ZIP 95618's metrics run below Yolo County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 95618 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 95618 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 Davis:
Property Strategy for 95618
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $475,299 | $2,650 | 4.0% | +3.7% | $237,650 |
| 3BR | $728,875 | $3,670 | 3.6% | +3.6% | $242,958 |
| 4BR | $1,000,098 | $4,000 | 2.9% | +4.8% | $250,024 |
| 5BR | $1,297,591 | — | — | +6.1% | $259,518 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95618 Compare?
| Metric | 95618 | Davis | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $831,103 | $839,355 | N/A | $761,003 |
| 5-Year CAGR | 1.7% | 1.8% | N/A | 5.7% |
| Avg Rent | $2,717 | $2,691 | N/A | - |
| Cap Rate | 2.6% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95618 (Davis, CA). Anonymous, moderated, never written by AI.
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Property managers serving Yolo County
Manage rentals here? List your business →Allegiance Property Management's homepage text is minimal, but the domain name strongly suggests property management services. summary from their website
MBS Property Management, Inc. provides property management services. summary from their website
Transcapital Property Management's homepage text is minimal, but the domain name strongly suggests 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 | $831,103 |
| Monthly Rent | $2,717 |
| Price-to-Rent | 25.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 Rent Trends
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 95618
Population: 27,007
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 95618
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 8,805 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Davis, CA?
Expect median prices around $831K in Davis, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is rental property easy to operate in Davis, CA?
Landlord-friendliness in Davis, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Can owner-occupants cash flow in Davis, CA?
Davis, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $831K price point reasonable to enter.
What strategy should investors use in Davis, CA?
A careful cash-flow rentals with hands-on management strategy Davis, CA best. The market produces measured results for that approach at the $831K price point.
How strong is the working-renter base in Davis, CA?
The renter base in Davis, CA is reasonable for the $2,717/mo price point. Screening well and pricing to market typically yields predictable tenants.
You know 95618 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95618 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 95618 ranks in Sacramento-Roseville-Folsom, CA
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