Real Estate Investing in Winters, California (95694)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95694 (Winters, 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.
What’s happening in Winters, CA (95694)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95694 Winters
From a cash-flow lens, ZIP 95694 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $613K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95694 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
From a cash-flow lens, 95694 offers a low basis, the region around Winters has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
On the rental side, 10,156 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.
Distressed ZIPs reward experience. substantial returns are possible in 95694, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Winters:
Property Strategy for 95694
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $521,614 | $2,180 | 3.0% | +3.0% | $260,807 |
| 3BR | $559,429 | $2,920 | 3.8% | +3.7% | $186,476 |
| 4BR | $659,290 | $3,300 | 3.6% | +4.0% | $164,822 |
| 5BR | $763,624 | — | — | +2.5% | $152,725 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95694 Compare?
| Metric | 95694 | Winters | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $613,268 | $613,268 | N/A | $761,003 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 5.7% |
| Avg Rent | $2,771 | $2,771 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 95694 (Winters, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95694 (Winters, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $613,268 |
| Monthly Rent | $2,771 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (3.5%). 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 95694
Population: 10,156
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 95694
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 1,905 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Winters, CA?
Rental vacancy in Winters, CA is elevated. Investors should budget normal turnover but not chronic empty units.
Is Winters, CA better for rentals, flips, or BRRRR?
Winters, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($613K prices, $2,771/mo rents) make it a reasonable choice.
Is housing expensive in Winters, CA?
Winters, CA median home values land near $613K. That is reasonable territory for investors looking at $2,771/mo-per-month rentals.
Is Winters, CA good for landlords?
For rental operators, Winters, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Is real estate in Winters, CA a good investment right now?
Winters, CA scores 2.0/5 for investability. Home values sit at $613K and rents near $2,771/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 95694 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95694 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 95694 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95694 (Winters)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95694 (Winters, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.