Real Estate Investing in Sacramento, California (95814)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95814 (Sacramento, 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.
- Declining values: -3.0% 5-year CAGR — values have moved lower.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- 1-year downturn: Values declined 4.1% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95814)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95814 Sacramento
The 95814 ZIP covers a section of Sacramento that demands careful diligence. Prices near $537K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95814 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 95814 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 95814 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.
Distressed ZIPs reward experience. notable returns are possible in 95814, 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 Sacramento:
Property Strategy for 95814
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $501,786 | $2,120 | 3.0% | +0.1% | $250,893 |
| 3BR | $692,444 | $2,820 | 2.9% | +0.6% | $230,815 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95814 Compare?
| Metric | 95814 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $536,761 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | N/A | 1.1% | N/A | 5.7% |
| Avg Rent | $2,054 | $2,119 | N/A | - |
| Cap Rate | 3.0% | 3.2% | - | - |
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 95814 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95814 (Sacramento, CA)?
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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 | $536,761 |
| Monthly Rent | $2,054 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -4.1% ▼ |
| 3-Year CAGR | -5.3% ▼ |
| 5-Year CAGR | -3.0% ▼ |
| 10-Year CAGR | +2.2% ▲ |
🏠 Rent Trends
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +1.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 95814
Population: 12,355
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 95814
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
California Middle
Arthur A. Benjamin Health Professions High
Bannon Creek
Larry G. Meeks Academy
Rio Tierra Junior High
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 12,431 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Sacramento, CA?
Sacramento, CA home values average about $537K. That price point suits investors targeting rentals with $2,054/mo in monthly income.
Which investment style suits Sacramento, CA?
A careful cash-flow rentals with hands-on management strategy Sacramento, CA best. The market produces even-keeled results for that approach at the $537K price point.
Where do rents currently stand in Sacramento, CA?
Investors in Sacramento, CA typically see rents near $2,054/mo per month against $537K home values - a solid setup for rental cash flow.
How do landlord-tenant laws work in Sacramento, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Sacramento generally follows the statewide framework, so landlords face reasonable operating rules.
What is the tenant pool like in Sacramento, CA?
Expect a solid tenant pool in Sacramento, CA. The rental market absorbs $2,054/mo rents without meaningful friction.
You know 95814 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95814 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 95814 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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