Real Estate Investing in Greenwood, California (95635)
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Should you buy in 95635 (Greenwood, 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 (0.2% 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 Greenwood, CA (95635)?
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Market Analysis: 95635 Greenwood
The 95635 ZIP in Greenwood, CA is a local-operator market. Outside capital chasing a $481K entry has to pair deep knowledge with the discount.
Stepping back, the numbers look inviting — $481K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95635 is substantial and deserves full respect.
Regionally, 95635 sits on the difficult end of the CA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 95635 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. sturdy returns are possible in 95635, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Greenwood:
Property Strategy for 95635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $411,137 | $2,660 | 4.7% | +4.2% | $205,569 |
| 3BR | $513,491 | $3,540 | 5.0% | +3.3% | $171,164 |
Market Trends
Home Value History (with trend line)
📊 How Does 95635 Compare?
| Metric | 95635 | Greenwood | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $480,898 | $480,898 | N/A | $761,003 |
| 5-Year CAGR | 0.2% | 0.2% | N/A | 5.7% |
| Avg Rent | $2,394 | $2,394 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95635 (Greenwood, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $480,898 |
| Monthly Rent | $2,394 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | +0.0% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 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 (3.9%). 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 95635
Population: 1,424
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
Frequently Asked Questions
How much do tenants pay in Greenwood, CA?
Rents in Greenwood, CA run near $2,394/mo. Compared with median home prices of $481K that produces solid gross yields for typical rentals.
Are tenants stable in Greenwood, CA?
Greenwood, CA offers a stable renter base at the $2,394/mo rent level. Tenant turnover is reasonable for well-managed properties.
What price range are homes in Greenwood, CA?
Greenwood, CA median home values land near $481K. That is reasonable territory for investors looking at $2,394/mo-per-month rentals.
How quickly do rentals get leased in Greenwood, CA?
Rental vacancy in Greenwood, CA is elevated. Investors should budget normal turnover but not chronic empty units.
How do landlord-tenant laws work in Greenwood, CA?
Greenwood, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 95635 now. You don’t know where it ranks.
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How 95635 ranks in Sacramento-Roseville-Folsom, CA
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