Real Estate Investing in Camino, California (95709)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95709 (Camino, 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.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Camino, CA (95709)?
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Market Analysis: 95709 Camino
Investors eyeing 95709 need to respect the fundamentals at play. Home values of $514K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $514K asset, 95709 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CA, ZIP 95709 trails on several market indicators that neighboring El Dorado County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The demographic picture in 95709 includes headwinds that any investor should price in. Income distribution skews lower than Camino averages, and tenant stability requires active management.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Camino:
Property Strategy for 95709
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $367,091 | $1,850 | 3.6% | +3.2% | $183,546 |
| 3BR | $513,737 | $2,460 | 3.4% | +4.4% | $171,246 |
| 4BR | $673,461 | $2,840 | 3.0% | +5.2% | $168,365 |
Market Trends
Home Value History (with trend line)
📊 How Does 95709 Compare?
| Metric | 95709 | Camino | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $514,314 | $514,314 | N/A | $761,003 |
| 5-Year CAGR | 1.3% | 1.3% | N/A | 5.7% |
| Avg Rent | $1,665 | $1,665 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95709 (Camino, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $514,314 |
| Monthly Rent | $1,665 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (2.5%). 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 95709
Population: 5,844
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 95709
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
What is the typical home price in Camino, CA?
Typical homes in Camino, CA go for around $514K. The 5-year CAGR of 0.0% predictable price movement.
Is it easy to find good tenants in Camino, CA?
The tenant pool in Camino, CA is solid, supported by local employment and population fundamentals. Rents of $1,665/mo are well-absorbed by the market.
Is house hacking profitable in Camino, CA?
Camino, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,665/mo rent level.
What is it like being a landlord in Camino, CA?
Camino, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What is the typical rental rate in Camino, CA?
Average rent in Camino, CA is approximately $1,665/mo per month. Against $514K home values that yields a reasonable rent-to-price ratio.
You know 95709 now. You don’t know where it ranks.
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How 95709 ranks in Sacramento-Roseville-Folsom, CA
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