Real Estate Investing in Georgetown, California (95634)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95634 (Georgetown, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.9% of homes vacant — above national norms.
- Declining values: -0.1% 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 Georgetown, CA (95634)?
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Market Analysis: 95634 Georgetown
Meanwhile, ZIP 95634 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $414K median. It rewards specialists, not generalists.
The investment case in 95634 is healthy only for operators who understand what they are buying. A $414K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 95634 sits on the difficult end of the CA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 95634 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
appears 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 Georgetown:
Property Strategy for 95634
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $261,603 | $1,960 | 5.4% | +0.9% | $261,603 |
| 2BR | $360,351 | $2,410 | 4.8% | +2.8% | $180,176 |
| 3BR | $465,004 | $3,210 | 5.0% | +3.4% | $155,001 |
Market Trends
Home Value History (with trend line)
📊 How Does 95634 Compare?
| Metric | 95634 | Georgetown | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $413,952 | $413,952 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,169 | $2,169 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95634 (Georgetown, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $413,952 |
| Monthly Rent | $2,169 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | -0.1% ▼ |
| 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 (4.1%). 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 95634
Population: 3,792
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 95634
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
Are there empty rentals in Georgetown, CA?
Vacancy risk in Georgetown, CA is elevated. That supports stable cash flow for typical rental holds.
What is the average home sale price in Georgetown, CA?
Georgetown, CA median home values land near $414K. That is reasonable territory for investors looking at $2,169/mo-per-month rentals.
What do landlords charge for rent in Georgetown, CA?
The typical rental in Georgetown, CA commands about $2,169/mo monthly. That rent profile stable cash flow against the $414K purchase basis.
What does house hacking look like in Georgetown, CA?
House hacking in Georgetown, CA is reasonable to execute. Prices around $414K and rents of $2,169/mo solid owner-occupant economics.
Is Georgetown, CA a smart market for rental property?
Yes - Georgetown, CA a 3.0/5 investability score. With $414K home prices against $2,169/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 95634 now. You don’t know where it ranks.
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How 95634 ranks in Sacramento-Roseville-Folsom, CA
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