Real Estate Investing in Fair Oaks, California (95628)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95628 (Fair Oaks, 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 (1.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in Fair Oaks, CA (95628)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95628 Fair Oaks
Investors eyeing 95628 need to respect the fundamentals at play. Home values of $620K come alongside slower price movement and elevated management overhead.
Put differently, the numbers look inviting — $620K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95628 is substantial and deserves full respect.
Nearby ZIPs in Fair Oaks have seen price recovery that 95628 has not matched. Sacramento County data supports the view that the spread is structural rather than temporary.
The 95628 ZIP's population of 43,783 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The right play in 95628 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fair Oaks:
Property Strategy for 95628
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $251,780 | $2,020 | 5.8% | +3.3% | $251,780 |
| 2BR | $413,493 | $2,480 | 4.3% | +4.5% | $206,747 |
| 3BR | $546,254 | $3,300 | 4.3% | +3.8% | $182,085 |
| 4BR | $718,453 | $3,810 | 3.8% | +4.4% | $179,613 |
| 5BR | $839,868 | — | — | +5.1% | $167,974 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95628 Compare?
| Metric | 95628 | Fair Oaks | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $619,570 | $619,570 | N/A | $761,003 |
| 5-Year CAGR | 1.4% | 1.4% | N/A | 5.7% |
| Avg Rent | $2,037 | $2,037 | N/A | - |
| Cap Rate | 2.6% | 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 95628 (Fair Oaks, CA). Anonymous, moderated, never written by AI.
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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 | $619,570 |
| Monthly Rent | $2,037 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.8% ▲ |
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 95628
Population: 43,783
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 95628
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 8,434 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Fair Oaks, CA?
The median home value in Fair Oaks, CA is roughly $620K. That puts it reasonable relative to the CA statewide average.
How strong is Fair Oaks, CA for real estate investors?
Fair Oaks, CA scores 2.0/5 for investability. Home values sit at $620K and rents near $2,037/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical renter like in Fair Oaks, CA?
Tenant quality in Fair Oaks, CA ranks as solid. Landlords generally report measured occupancy at market rents of $2,037/mo.
What monthly rent should investors expect in Fair Oaks, CA?
Average rent in Fair Oaks, CA is approximately $2,037/mo per month. Against $620K home values that yields a reasonable rent-to-price ratio.
Is Fair Oaks, CA landlord-friendly?
CA law tenant-protective for landlords, and Fair Oaks inherits those rules. Investors should still review local ordinances for rental licensing.
You know 95628 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95628 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 95628 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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