Real Estate Investing in Sacramento, California (95660)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95660 (Sacramento, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95660)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95660 Sacramento
On balance, ZIP 95660 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $389K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95660 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Sacramento have seen price recovery that 95660 has not matched. Sacramento County data supports the view that the spread is structural rather than temporary.
The demographic picture in 95660 includes headwinds that any investor should price in. Income distribution skews lower than Sacramento averages, and tenant stability requires active management.
Strategically, 95660 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 Sacramento:
Property Strategy for 95660
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $333,159 | $2,090 | 4.5% | +4.4% | $166,580 |
| 3BR | $378,615 | $2,780 | 5.3% | +5.3% | $126,205 |
| 4BR | $408,354 | $3,210 | 5.7% | +5.8% | $102,088 |
| 5BR | $457,277 | — | — | +5.4% | $91,455 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95660 Compare?
| Metric | 95660 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $388,922 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.9% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,215 | $2,119 | N/A | - |
| Cap Rate | 4.4% | 3.2% | - | - |
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 95660 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95660 (Sacramento, CA)?
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Property managers serving Sacramento County
Manage rentals here? List your business →Advent Properties, Inc. offers comprehensive, responsive, and professional property management and real estate services in the Bay Area, East Bay, and Sacramento regions. summary from their website
CYA Property Management, led by Carla Morgan, serves Carmichael, CA. summary from their website
Eagle Property Management offers property management services in Sacramento, CA. 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 | $388,922 |
| Monthly Rent | $2,215 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). 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 95660
Population: 35,668
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 95660
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 8,434 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Sacramento, CA good for house hacking?
Sacramento, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $389K price point reasonable to enter.
Is rental property easy to operate in Sacramento, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Sacramento generally follows the statewide framework, so landlords face reasonable operating rules.
How do home values compare in Sacramento, CA?
The median home value in Sacramento, CA is roughly $389K. That puts it reasonable relative to the CA statewide average.
Should investors worry about vacancy in Sacramento, CA?
Sacramento, CA carries elevated vacancy risk. Expect even-keeled absorption at market rents of $2,215/mo.
What do landlords charge for rent in Sacramento, CA?
The typical rental in Sacramento, CA commands about $2,215/mo monthly. That rent profile predictable cash flow against the $389K purchase basis.
You know 95660 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95660 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 95660 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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