Real Estate Investing in El Dorado, California (95623)
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Should you buy in 95623 (El Dorado, 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.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in El Dorado, CA (95623)?
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Market Analysis: 95623 El Dorado
The 95623 ZIP in El Dorado, CA is a local-operator market. Outside capital chasing a $568K entry has to pair deep knowledge with the discount.
The 95623 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within CA, ZIP 95623 trails on several market indicators that neighboring El Dorado County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Turning to rents, 4,725 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.
Distressed ZIPs reward experience. robust returns are possible in 95623, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in El Dorado:
Property Strategy for 95623
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $426,961 | $2,190 | 3.7% | +2.9% | $213,481 |
| 3BR | $551,760 | $2,920 | 3.8% | +3.8% | $183,920 |
| 4BR | $721,949 | $3,360 | 3.4% | +4.5% | $180,487 |
Market Trends
Home Value History (with trend line)
📊 How Does 95623 Compare?
| Metric | 95623 | El Dorado | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $567,697 | $567,697 | N/A | $761,003 |
| 5-Year CAGR | 1.0% | 1.0% | N/A | 5.7% |
| Avg Rent | $1,971 | $1,971 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95623 (El Dorado, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $567,697 |
| Monthly Rent | $1,971 |
| Price-to-Rent | 24.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (2.7%). 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 95623
Population: 4,725
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 95623
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
Frequently Asked Questions
Is El Dorado, CA good for landlords?
CA ranks as a tenant-protective state for landlord-tenant law. El Dorado generally follows the statewide framework, so landlords face reasonable operating rules.
How deep is the rental pool in El Dorado, CA?
The renter base in El Dorado, CA is reasonable for the $1,971/mo price point. Screening well and pricing to market typically yields reliable tenants.
How expensive is real estate in El Dorado, CA?
El Dorado, CA home values average about $568K. That price point suits investors targeting rentals with $1,971/mo in monthly income.
Is El Dorado, CA a smart market for rental property?
El Dorado, CA scores 2.0/5 for investability. Home values sit at $568K and rents near $1,971/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the smart move for investors in El Dorado, CA?
For El Dorado, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 95623 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95623 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 95623 ranks in Sacramento-Roseville-Folsom, CA
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