Real Estate Investing in Grizzly Flats, California (95636)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95636 (Grizzly Flats, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.8% of homes vacant — above national norms.
- Declining values: -3.0% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.9% in the last year.
- 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 Grizzly Flats, CA (95636)?
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Market Analysis: 95636 Grizzly Flats
ZIP 95636 inside El Dorado looks affordable on the surface — median value of $329K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 95636 can be a worth a close look for hunting ground — but the discount at $329K reflects genuine risk that outside investors often underestimate.
From a cash-flow lens, 95636 offers a low basis, the region around Grizzly Flats has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 95636 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.
New investors are better served looking at Grizzly Flats's stable or hybrid ZIPs before stepping into 95636. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Grizzly Flats:
Property Strategy for 95636
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $296,744 | $2,010 | 4.9% | +1.2% | $148,372 |
| 3BR | $358,707 | $2,680 | 5.4% | +1.9% | $119,569 |
Market Trends
Home Value History (with trend line)
📊 How Does 95636 Compare?
| Metric | 95636 | Grizzly Flats | California |
|---|---|---|---|
| Home Value | $328,831 | $328,831 | $761,003 |
| 5-Year CAGR | N/A | N/A | 5.7% |
| Avg Rent | $1,809 | $1,809 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95636 (Grizzly Flats, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $328,831 |
| Monthly Rent | $1,809 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 1.3% |
📈 Home Appreciation
| 1-Year | -4.9% ▼ |
| 3-Year CAGR | -3.8% ▼ |
| 5-Year CAGR | -3.0% ▼ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 (4.3%). 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 95636
Population: 1,387
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 95636
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 should I expect to pay for a home in Grizzly Flats, CA?
In Grizzly Flats, CA the median home value sits at $329K. Against the broader CA market, that reads as reasonable for most investors.
Are renters plentiful in Grizzly Flats, CA?
Tenant quality in Grizzly Flats, CA ranks as solid. Landlords generally report consistent occupancy at market rents of $1,809/mo.
Is Grizzly Flats, CA landlord-friendly?
For rental operators, Grizzly Flats, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What are vacancy rates like in Grizzly Flats, CA?
Occupancy in Grizzly Flats, CA runs measured with elevated vacancy. Well-priced units at $1,809/mo lease on reasonable timelines.
How do experienced investors play Grizzly Flats, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Grizzly Flats, CA. With home values at $329K and rents near $1,809/mo, other strategies can work but produce stable rather than outsized returns.
You know 95636 now. You don’t know where it ranks.
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