Real Estate Investing in Ione, California (95640)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95640 (Ione, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Ione, CA (95640)?
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Market Analysis: 95640 Ione
Meanwhile, ZIP 95640 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $472K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $472K asset, 95640 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Ione have seen price recovery that 95640 has not matched. Amador County data supports the view that the spread is structural rather than temporary.
In practical terms, 12,811 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 95640 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 Ione:
Property Strategy for 95640
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $365,959 | $1,760 | 3.5% | +3.1% | $182,979 |
| 3BR | $448,343 | $2,300 | 3.7% | +4.3% | $149,448 |
| 4BR | $541,282 | $2,810 | 3.7% | +4.5% | $135,321 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95640 Compare?
| Metric | 95640 | Ione | California |
|---|---|---|---|
| Home Value | $472,061 | $472,061 | $761,003 |
| 5-Year CAGR | 1.7% | 1.7% | 5.7% |
| Avg Rent | $1,713 | $1,713 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95640 (Ione, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $472,061 |
| Monthly Rent | $1,713 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (2.8%). 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 95640
Population: 12,811
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 95640
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 strong are rents in Ione, CA?
Investors in Ione, CA typically see rents near $1,713/mo per month against $472K home values - a solid setup for rental cash flow.
What approach is best for Ione, CA real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Ione, CA. The numbers - $472K homes against $1,713/mo rents - support that play.
What price range are homes in Ione, CA?
Median home price in Ione, CA is near $472K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How do landlord-tenant laws work in Ione, CA?
CA law tenant-protective for landlords, and Ione inherits those rules. Investors should still review local ordinances for rental licensing.
Is Ione, CA a smart market for rental property?
The 2.0/5 investability rating in Ione, CA reflects its $472K prices and $1,713/mo rents. Investors generally consider it a solid option within CA.
You know 95640 now. You don’t know where it ranks.
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