Real Estate Investing in Rio Oso, California (95674)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95674 (Rio Oso, 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: 12.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 44.4 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Rio Oso, CA (95674)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95674 Rio Oso
Not every below-median market is a bargain. Rio Oso's 95674 ZIP reflects signals that favor experienced operators who can absorb the risk $657K pricing implies.
The 95674 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 95674's metrics run below Sutter County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 95674 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 95674 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 Rio Oso:
Market Trends
Home Value History (with trend line)
📊 How Does 95674 Compare?
| Metric | 95674 | Rio Oso | Yuba City, CA | California |
|---|---|---|---|---|
| Home Value | $656,706 | $656,706 | N/A | $761,003 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 5.7% |
| Avg Rent | $1,233 | $1,233 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95674 (Rio Oso, CA). Anonymous, moderated, never written by AI.
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Property managers serving Sutter County
Manage rentals here? List your business →Feather River Property Management provides property management services. summary from their website
GIL is a residential property management company in Calgary. summary from their website
Select Property Management, Inc. offers full-service management for residential and commercial properties, providing peace of mind for owners and residents. 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 | $656,706 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 44.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 2.0% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (1.5%). 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 95674
Population: 992
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 95674
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 1,812 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can I house hack in Rio Oso, CA?
Rio Oso, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,233/mo rent level.
What kind of market is Rio Oso, CA for investors?
Our data puts Rio Oso, CA at 2.0/5 for investability. Home prices of $657K and rents around $1,233/mo create a solid backdrop for investor activity.
What price range are homes in Rio Oso, CA?
The median home value in Rio Oso, CA is roughly $657K. That puts it reasonable relative to the CA statewide average.
What are vacancy rates like in Rio Oso, CA?
Rio Oso, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
How strict are landlord regulations in Rio Oso, CA?
Rio Oso, CA operates under CA law, which is tenant-protective overall for landlords. Expect stable treatment in typical lease and eviction cases.
You know 95674 now. You don’t know where it ranks.
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How 95674 ranks in Yuba City, CA
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