Real Estate Investing in Granite Bay, California (95746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95746 (Granite Bay, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.5 — hard to cash-flow at these prices.
What’s happening in Granite Bay, CA (95746)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95746 Granite Bay
This part of Placer County is not an easy win. The 95746 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $3,694/mo on a $1.2M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95746 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Granite Bay have seen price recovery that 95746 has not matched. Placer County data supports the view that the spread is structural rather than temporary.
Who lives in 95746 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Granite Bay's stable or hybrid ZIPs before stepping into 95746. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Granite Bay:
Property Strategy for 95746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $673,652 | $3,380 | 3.6% | +3.7% | $336,826 |
| 3BR | $849,489 | $4,500 | 3.8% | +6.0% | $283,163 |
| 4BR | $1,132,153 | $5,190 | 3.3% | +6.0% | $283,038 |
| 5BR | $1,543,861 | — | — | +6.5% | $308,772 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95746 Compare?
| Metric | 95746 | Granite Bay | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $1,174,698 | $1,174,698 | N/A | $761,003 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.7% |
| Avg Rent | $3,694 | $3,694 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 95746 (Granite Bay, CA). Anonymous, moderated, never written by AI.
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Property managers serving Placer County
Manage rentals here? List your business →B and B Real Estate offers houses for sale, realtor services, houses for rent, short term rentals, and vacation properties. summary from their website
Expert Property Management provides services for residential, commercial, multi-family, co-living, and mid-term rental properties in Sacramento. summary from their website
One Nest Real Estate & Property Management provides real estate and 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 | $1,174,698 |
| Monthly Rent | $3,694 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | +15.9% ▲ |
| 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 95746
Population: 22,549
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 95746
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 5,706 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Granite Bay, CA?
Typical homes in Granite Bay, CA go for around $1.2M. The 5-year CAGR of 0.0% reliable price movement.
How landlord-friendly is Granite Bay, CA?
The landlord environment in Granite Bay, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How strong is tenant demand in Granite Bay, CA?
Working renters make up the core of the Granite Bay, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the rental occupancy rate in Granite Bay, CA?
Occupancy in Granite Bay, CA runs reliable with elevated vacancy. Well-priced units at $3,694/mo lease on reasonable timelines.
Can I house hack in Granite Bay, CA?
Granite Bay, CA offers a tougher house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $3,694/mo rent level.
You know 95746 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95746 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 95746 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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