Real Estate Investing in Shingle Springs, California (95682)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95682 (Shingle Springs, 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 25.2 — hard to cash-flow at these prices.
What’s happening in Shingle Springs, CA (95682)?
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Market Analysis: 95682 Shingle Springs
ZIP 95682 in Shingle Springs, CA carries a robust set of headwinds. Home values near $671K and rents of $2,221/mo sit inside a market where underwriting has to be tight.
Rent of $2,221/mo on a $671K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95682 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 95682 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 95682 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 95682 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 Shingle Springs:
Property Strategy for 95682
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $404,941 | $2,310 | 4.1% | +3.3% | $202,471 |
| 3BR | $610,878 | $3,070 | 3.6% | +4.8% | $203,626 |
| 4BR | $755,297 | $3,540 | 3.4% | +5.1% | $188,824 |
| 5BR | $901,276 | — | — | +5.1% | $180,255 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95682 Compare?
| Metric | 95682 | Shingle Springs | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $671,272 | $671,272 | N/A | $761,003 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 5.7% |
| Avg Rent | $2,221 | $2,221 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 95682 (Shingle Springs, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $671,272 |
| Monthly Rent | $2,221 |
| Price-to-Rent | 25.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 95682
Population: 29,249
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 95682
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 1,961 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Shingle Springs, CA a good place for real estate investing?
Shingle Springs, CA posts an investability rating of 2.0/5, with median home values near $671K and average rents around $2,221/mo. That combination puts it in the robust tier for investor interest.
How much is rent in Shingle Springs, CA?
Shingle Springs, CA rentals go for roughly $2,221/mo a month. That puts gross yield in solid territory relative to $671K acquisition costs.
What is it like being a landlord in Shingle Springs, CA?
CA law tenant-protective for landlords, and Shingle Springs inherits those rules. Investors should still review local ordinances for rental licensing.
What does house hacking look like in Shingle Springs, CA?
For house hackers, Shingle Springs, CA is a challenging. The $2,221/mo rent on a unit helps defray the mortgage on a $671K property.
Should investors worry about vacancy in Shingle Springs, CA?
Vacancy in Shingle Springs, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,221/mo.
You know 95682 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95682 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 95682 ranks in Sacramento-Roseville-Folsom, CA
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