Real Estate Investing in Foresthill, California (95631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95631 (Foresthill, 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 (0.7% 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 Foresthill, CA (95631)?
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Market Analysis: 95631 Foresthill
This part of Placer County is not an easy win. The 95631 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95631 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 95631's metrics run below Placer County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 95631 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 95631 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 Foresthill:
Property Strategy for 95631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $396,629 | $2,090 | 3.8% | +2.9% | $198,315 |
| 3BR | $491,944 | $2,780 | 4.1% | +3.2% | $163,981 |
| 4BR | $607,335 | $3,200 | 3.8% | +3.8% | $151,834 |
Market Trends
Home Value History (with trend line)
📊 How Does 95631 Compare?
| Metric | 95631 | Foresthill | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $502,315 | $502,315 | N/A | $761,003 |
| 5-Year CAGR | 0.7% | 0.7% | N/A | 5.7% |
| Avg Rent | $1,881 | $1,881 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95631 (Foresthill, CA). Anonymous, moderated, never written by AI.
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Property managers serving Placer County
Manage rentals here? List your business →B and B Real Estate offers houses for sale, realtor services, houses for rent, short term rentals, and vacation properties. summary from their website
Expert Property Management provides services for residential, commercial, multi-family, co-living, and mid-term rental properties in Sacramento. summary from their website
One Nest Real Estate & Property Management provides real estate and 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 | $502,315 |
| Monthly Rent | $1,881 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (2.9%). 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 95631
Population: 6,934
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 95631
Schools in This ZIP Code
About Repit School Scores
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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 Foresthill, CA a good market for buy-and-hold investors?
Yes - Foresthill, CA a 2.0/5 investability score. With $502K home prices against $1,881/mo monthly rent, the market delivers a reasonable entry point for new investors.
What kind of vacancy should I budget for in Foresthill, CA?
Vacancy in Foresthill, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,881/mo.
What investment strategy works best in Foresthill, CA?
For Foresthill, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What kind of tenants rent in Foresthill, CA?
Foresthill, CA draws a reliable base of working renters. Demand at the $1,881/mo rent level is reasonable for standard single-family and small multi rentals.
How much rent can I charge in Foresthill, CA?
Rent in Foresthill, CA is around $1,881/mo. The resulting rent-to-value relationship with $502K pricing is reasonable for most investor models.
You know 95631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95631 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 95631 ranks in Sacramento-Roseville-Folsom, CA
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