Real Estate Investing in Somerset, California (95684)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95684 (Somerset, 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: 13.9% 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 Somerset, CA (95684)?
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Market Analysis: 95684 Somerset
Put differently, ZIP 95684 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $465K median. It rewards specialists, not generalists.
The 95684 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 95684 and stronger Somerset ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
On balance, 2,637 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 95684 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Somerset:
Property Strategy for 95684
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $273,603 | $1,630 | 4.3% | +1.9% | $273,603 |
| 2BR | $372,027 | $2,010 | 3.9% | +2.8% | $186,014 |
| 3BR | $500,252 | $2,680 | 3.9% | +3.2% | $166,751 |
| 4BR | $605,943 | $3,080 | 3.7% | +3.0% | $151,486 |
Market Trends
Home Value History (with trend line)
📊 How Does 95684 Compare?
| Metric | 95684 | Somerset | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $465,057 | $465,057 | N/A | $761,003 |
| 5-Year CAGR | 0.1% | 0.1% | N/A | 5.7% |
| Avg Rent | $1,809 | $1,809 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95684 (Somerset, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $465,057 |
| Monthly Rent | $1,809 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (3.0%). 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 95684
Population: 2,637
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 95684
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.
Frequently Asked Questions
How much is rent in Somerset, CA?
Rent in Somerset, CA is around $1,809/mo. The resulting rent-to-value relationship with $465K pricing is reasonable for most investor models.
How strong is the working-renter base in Somerset, CA?
The tenant pool in Somerset, CA is solid, supported by local employment and population fundamentals. Rents of $1,809/mo are well-absorbed by the market.
What strategy should investors use in Somerset, CA?
The best-fit strategy in Somerset, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are eviction rules reasonable in Somerset, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Somerset generally follows the statewide framework, so landlords face reasonable operating rules.
Is Somerset, CA a smart market for rental property?
Somerset, CA scores 2.0/5 for investability. Home values sit at $465K and rents near $1,809/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 95684 now. You don’t know where it ranks.
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How 95684 ranks in Sacramento-Roseville-Folsom, CA
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