Real Estate Investing in Esparto, California (95627)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95627 (Esparto, 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.
- High vacancy: 18.9% of homes vacant — above national norms.
- 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 Esparto, CA (95627)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95627 Esparto
This part of Yolo County is not an easy win. The 95627 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 95627 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Esparto have seen price recovery that 95627 has not matched. Yolo County data supports the view that the spread is structural rather than temporary.
A solid renter share of 30% in 95627 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 95627 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Esparto:
Property Strategy for 95627
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $355,181 | $1,910 | 3.9% | +2.7% | $177,590 |
| 3BR | $421,313 | $2,650 | 4.5% | +3.6% | $140,438 |
| 4BR | $509,656 | $2,970 | 4.2% | +4.4% | $127,414 |
| 5BR | $562,528 | — | — | +4.1% | $112,506 |
Market Trends
Home Value History (with trend line)
📊 How Does 95627 Compare?
| Metric | 95627 | Esparto | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $484,710 | $484,710 | N/A | $761,003 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 5.7% |
| Avg Rent | $1,719 | $1,719 | 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 95627 (Esparto, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95627 (Esparto, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $484,710 |
| Monthly Rent | $1,719 |
| Price-to-Rent | 23.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (2.8%). 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 95627
Population: 3,935
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 95627
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.
Frequently Asked Questions
Is vacancy a concern in Esparto, CA?
Vacancy risk in Esparto, CA is elevated. That supports even-keeled cash flow for typical rental holds.
Is Esparto, CA a friendly market for rental owners?
CA ranks as a tenant-protective state for landlord-tenant law. Esparto generally follows the statewide framework, so landlords face reasonable operating rules.
Is real estate in Esparto, CA a good investment right now?
With a 2.0/5 investability score, Esparto, CA ranks as a solid market for rental property investors. Median prices of $485K and rents of $1,719/mo drive the underlying numbers.
Is house hacking profitable in Esparto, CA?
Esparto, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $485K price point reasonable to enter.
What is the best play in Esparto, CA?
Most investors in Esparto, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
You know 95627 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95627 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 95627 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95627 (Esparto)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95627 (Esparto, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.