Real Estate Investing in Lincoln, California (95648)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95648 (Lincoln, 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 (1.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Lincoln, CA (95648)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95648 Lincoln
ZIP 95648 inside Placer County looks affordable on the surface — median value of $646K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 95648 is resilient only for operators who understand what they are buying. A $646K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 95648's metrics run below Placer County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A healthy renter share of 17% in 95648 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 95648 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Lincoln:
Property Strategy for 95648
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $445,063 | $2,260 | 3.7% | +3.0% | $445,063 |
| 2BR | $626,969 | $2,780 | 3.2% | +3.0% | $313,485 |
| 3BR | $569,373 | $3,700 | 4.7% | +4.6% | $189,791 |
| 4BR | $658,948 | $4,270 | 4.7% | +4.9% | $164,737 |
| 5BR | $759,398 | — | — | +5.1% | $151,880 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95648 Compare?
| Metric | 95648 | Lincoln | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $645,788 | $645,788 | N/A | $761,003 |
| 5-Year CAGR | 1.4% | 1.4% | N/A | 5.7% |
| Avg Rent | $2,920 | $2,920 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95648 (Lincoln, CA). Anonymous, moderated, never written by AI.
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Property managers serving Placer County
Manage rentals here? List your business →B and B Real Estate offers houses for sale, realtor services, houses for rent, short term rentals, and vacation properties. summary from their website
Expert Property Management provides services for residential, commercial, multi-family, co-living, and mid-term rental properties in Sacramento. summary from their website
One Nest Real Estate & Property Management provides real estate and property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $645,788 |
| Monthly Rent | $2,920 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | -1.9% ▼ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +2.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 95648
Population: 56,597
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 95648
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,745 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of tenants rent in Lincoln, CA?
The tenant pool in Lincoln, CA is solid, supported by local employment and population fundamentals. Rents of $2,920/mo are well-absorbed by the market.
How landlord-friendly is Lincoln, CA?
For rental operators, Lincoln, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What price range are homes in Lincoln, CA?
Typical homes in Lincoln, CA go for around $646K. The 5-year CAGR of 0.0% stable price movement.
How quickly do rentals get leased in Lincoln, CA?
Occupancy in Lincoln, CA runs predictable with elevated vacancy. Well-priced units at $2,920/mo lease on reasonable timelines.
What do rentals go for in Lincoln, CA?
Rent in Lincoln, CA is around $2,920/mo. The resulting rent-to-value relationship with $646K pricing is reasonable for most investor models.
You know 95648 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95648 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 95648 ranks in Sacramento-Roseville-Folsom, CA
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