Real Estate Investing in Garden Valley, California (95633)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95633 (Garden Valley, 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.
- Declining values: -0.3% 5-year CAGR — values have moved lower.
- 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 Garden Valley, CA (95633)?
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Market Analysis: 95633 Garden Valley
Investors eyeing 95633 need to respect the fundamentals at play. Home values of $486K come alongside slower price movement and elevated management overhead.
The 95633 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 95633 offers a low basis, the region around Garden Valley has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A solid renter share of 12% in 95633 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Garden Valley:
Property Strategy for 95633
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $423,066 | $2,370 | 4.0% | +2.3% | $211,533 |
| 3BR | $494,658 | $3,220 | 4.7% | +2.8% | $164,886 |
| 4BR | $565,212 | $3,710 | 4.7% | +3.2% | $141,303 |
Market Trends
Home Value History (with trend line)
📊 How Does 95633 Compare?
| Metric | 95633 | Garden Valley | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $486,124 | $486,124 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,133 | $2,133 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95633 (Garden Valley, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $486,124 |
| Monthly Rent | $2,133 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | -0.3% ▼ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (3.4%). 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 95633
Population: 2,653
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 95633
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
How much does a house cost in Garden Valley, CA?
Expect median prices around $486K in Garden Valley, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Does house hacking work in Garden Valley, CA?
Garden Valley, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $486K price point reasonable to enter.
Are renters plentiful in Garden Valley, CA?
Garden Valley, CA offers a stable renter base at the $2,133/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is it like being a landlord in Garden Valley, CA?
Garden Valley, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What strategy should investors use in Garden Valley, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Garden Valley, CA. The numbers - $486K homes against $2,133/mo rents - support that play.
You know 95633 now. You don’t know where it ranks.
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How 95633 ranks in Sacramento-Roseville-Folsom, CA
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