Real Estate Investing in West Sacramento, California (95691)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95691 (West Sacramento, 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.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in West Sacramento, CA (95691)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95691 West Sacramento
This part of Yolo County is not an easy win. The 95691 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 95691 can be a a strong candidate for hunting ground — but the discount at $562K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in West Sacramento have seen price recovery that 95691 has not matched. Yolo County data supports the view that the spread is structural rather than temporary.
Demographically, 95691 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, 95691 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 West Sacramento:
Property Strategy for 95691
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $350,317 | $1,460 | 3.0% | +2.1% | $350,317 |
| 2BR | $406,697 | $1,910 | 3.4% | +3.6% | $203,348 |
| 3BR | $511,163 | $2,650 | 3.7% | +4.2% | $170,388 |
| 4BR | $645,097 | $2,970 | 3.3% | +4.6% | $161,274 |
| 5BR | $731,051 | — | — | +4.7% | $146,210 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95691 Compare?
| Metric | 95691 | West Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $562,319 | $489,300 | N/A | $761,003 |
| 5-Year CAGR | 1.3% | 1.4% | N/A | 5.7% |
| Avg Rent | $2,366 | $2,280 | N/A | - |
| Cap Rate | 3.3% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95691 (West Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95691 (West Sacramento, CA)?
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Property managers serving Yolo County
Manage rentals here? List your business →Allegiance Property Management's homepage text is minimal, but the domain name strongly suggests property management services. summary from their website
MBS Property Management, Inc. provides property management services. summary from their website
Transcapital Property Management's homepage text is minimal, but the domain name strongly suggests property management services. 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 | $562,319 |
| Monthly Rent | $2,366 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | +14.3% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 95691
Population: 39,894
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 95691
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 6,830 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in West Sacramento, CA a good investment right now?
Investors tracking West Sacramento, CA will find a 2.0/5 rating supported by $562K median home values and $2,366/mo rents. That profile suits long-term holders targeting measured returns.
What are vacancy rates like in West Sacramento, CA?
Vacancy risk in West Sacramento, CA is elevated. That supports stable cash flow for typical rental holds.
Are tenants stable in West Sacramento, CA?
The tenant pool in West Sacramento, CA is solid, supported by local employment and population fundamentals. Rents of $2,366/mo are well-absorbed by the market.
How do landlord-tenant laws work in West Sacramento, CA?
The landlord environment in West Sacramento, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What monthly rent should investors expect in West Sacramento, CA?
West Sacramento, CA rentals go for roughly $2,366/mo a month. That puts gross yield in solid territory relative to $562K acquisition costs.
You know 95691 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95691 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 95691 ranks in Sacramento-Roseville-Folsom, CA
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