Real Estate Investing in Pilot Hill, California (95664)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95664 (Pilot Hill, 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.
- High price-to-rent: Price-to-rent ratio 33.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pilot Hill, CA (95664)?
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Market Analysis: 95664 Pilot Hill
Not every below-median market is a bargain. Pilot Hill's 95664 ZIP posts signals that favor experienced operators who can absorb the risk $679K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95664 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 95664 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
A resilient renter share of 16% in 95664 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 95664 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Pilot Hill:
Market Trends
Home Value History (with trend line)
📊 How Does 95664 Compare?
| Metric | 95664 | Pilot Hill | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $679,416 | $679,416 | N/A | $761,003 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 5.7% |
| Avg Rent | $1,692 | $1,692 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95664 (Pilot Hill, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $679,416 |
| Monthly Rent | $1,692 |
| Price-to-Rent | 33.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 1.9% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (1.9%). 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 95664
Population: 1,261
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
🎓 Nearby Colleges & Universities
Investor Insight: With 5,706 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Pilot Hill, CA rate as a rental market?
Pilot Hill, CA rates 2.0/5 for investability. With median values at $679K and rents near $1,692/mo, the market offers reasonable fundamentals for rental investors.
Where do rents currently stand in Pilot Hill, CA?
Investors in Pilot Hill, CA typically see rents near $1,692/mo per month against $679K home values - a solid setup for rental cash flow.
How quickly do rentals get leased in Pilot Hill, CA?
Pilot Hill, CA carries elevated vacancy risk. Expect consistent absorption at market rents of $1,692/mo.
What type of investing works in Pilot Hill, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Pilot Hill, CA. With home values at $679K and rents near $1,692/mo, other strategies can work but produce steady rather than outsized returns.
Are tenants stable in Pilot Hill, CA?
Working renters make up the core of the Pilot Hill, CA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 95664 now. You don’t know where it ranks.
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How 95664 ranks in Sacramento-Roseville-Folsom, CA
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