Real Estate Investing in Pine Grove, California (95665)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95665 (Pine Grove, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 13.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
- 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 Pine Grove, CA (95665)?
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Market Analysis: 95665 Pine Grove
The 95665 ZIP in Pine Grove, CA is a local-operator market. Outside capital chasing a $407K entry has to pair deep knowledge with the discount.
From a cash-flow lens, the numbers look inviting — $407K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95665 is substantial and deserves full respect.
ZIP 95665's metrics run below Amador County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 95665 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 95665 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 Pine Grove:
Property Strategy for 95665
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $327,018 | $1,570 | 3.5% | +2.2% | $163,509 |
| 3BR | $429,657 | $2,050 | 3.4% | +2.8% | $143,219 |
| 4BR | $535,505 | $2,510 | 3.4% | +3.0% | $133,876 |
Market Trends
Home Value History (with trend line)
📊 How Does 95665 Compare?
| Metric | 95665 | Pine Grove | California |
|---|---|---|---|
| Home Value | $407,063 | $407,063 | $761,003 |
| 5-Year CAGR | 0.1% | 0.1% | 5.7% |
| Avg Rent | $1,413 | $1,413 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95665 (Pine Grove, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $407,063 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 24.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 2.8% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (2.7%). 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 95665
Population: 4,903
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
Frequently Asked Questions
How should investors approach Pine Grove, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Pine Grove, CA. With home values at $407K and rents near $1,413/mo, other strategies can work but produce predictable rather than outsized returns.
Is Pine Grove, CA a smart market for rental property?
Yes - Pine Grove, CA a 2.0/5 investability score. With $407K home prices against $1,413/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is it like being a landlord in Pine Grove, CA?
The landlord environment in Pine Grove, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Can I live-in-and-rent in Pine Grove, CA?
Pine Grove, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $407K price point reasonable to enter.
What is the typical renter like in Pine Grove, CA?
Tenant demand in Pine Grove, CA is solid. The local workforce $1,413/mo rents across most rental classes.
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