Real Estate Investing in Rancho Cordova, California (95742)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95742 (Rancho Cordova, CA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
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 (1.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Rancho Cordova, CA (95742)?
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Market Analysis: 95742 Rancho Cordova
Not every below-median market is a bargain. Rancho Cordova's 95742 ZIP clocks in at signals that favor experienced operators who can absorb the risk $623K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $623K asset, 95742 is the wrong submarket. If the plan prices in friction, the yield can still work.
On the rental side, 95742 offers a low basis, the region around Rancho Cordova has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 95742 includes headwinds that any investor should price in. Income distribution skews lower than Rancho Cordova averages, and tenant stability requires active management.
The 95742 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Rancho Cordova:
Property Strategy for 95742
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $573,505 | $4,500 | 5.6% | +4.7% | $191,168 |
| 4BR | $630,444 | $5,190 | 5.9% | +4.8% | $157,611 |
| 5BR | $702,900 | — | — | +5.2% | $140,580 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95742 Compare?
| Metric | 95742 | Rancho Cordova | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $623,008 | $527,525 | N/A | $761,003 |
| 5-Year CAGR | 1.1% | 1.4% | N/A | 5.7% |
| Avg Rent | $2,996 | $2,428 | N/A | - |
| Cap Rate | 3.8% | 3.6% | - | - |
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 95742 (Rancho Cordova, CA). Anonymous, moderated, never written by AI.
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Property managers serving Sacramento County
Manage rentals here? List your business →Advent Properties, Inc. offers comprehensive, responsive, and professional property management and real estate services in the Bay Area, East Bay, and Sacramento regions. summary from their website
CYA Property Management, led by Carla Morgan, serves Carmichael, CA. summary from their website
Eagle Property Management offers property management services in Sacramento, CA. 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 | $623,008 |
| Monthly Rent | $2,996 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 95742
Population: 16,287
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 95742
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 Rancho Cordova, CA a good place for real estate investing?
Rancho Cordova, CA rates 2.0/5 for investability. With median values at $623K and rents near $2,996/mo, the market offers reasonable fundamentals for rental investors.
Are there empty rentals in Rancho Cordova, CA?
Rental vacancy in Rancho Cordova, CA is elevated. Investors should budget normal turnover but not chronic empty units.
How strong are rents in Rancho Cordova, CA?
Rents in Rancho Cordova, CA run near $2,996/mo. Compared with median home prices of $623K that produces solid gross yields for typical rentals.
Are landlord laws favorable in Rancho Cordova, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Rancho Cordova generally follows the statewide framework, so landlords face reasonable operating rules.
How much does a house cost in Rancho Cordova, CA?
Rancho Cordova, CA median home values land near $623K. That is reasonable territory for investors looking at $2,996/mo-per-month rentals.
You know 95742 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95742 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 95742 ranks in Sacramento-Roseville-Folsom, CA
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