Real Estate Investing in Sacramento, California (95816)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95816 (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: -0.2% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 32.5 — hard to cash-flow at these prices.
What’s happening in Sacramento, CA (95816)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95816 Sacramento
The 95816 ZIP in Sacramento, CA is a local-operator market. Outside capital chasing a $724K entry has to pair deep knowledge with the discount.
For an experienced owner, 95816 can be a a credible choice for hunting ground — but the discount at $724K reflects genuine risk that outside investors often underestimate.
The gap between 95816 and stronger Sacramento ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 95816 ZIP's population of 19,079 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The right play in 95816 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Sacramento:
Property Strategy for 95816
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $496,256 | $2,220 | 3.2% | +0.6% | $496,256 |
| 2BR | $586,642 | $2,730 | 3.4% | +1.7% | $293,321 |
| 3BR | $762,531 | $3,630 | 3.4% | +1.9% | $254,177 |
| 4BR | $974,119 | $4,190 | 3.1% | +2.9% | $243,530 |
| 5BR | $1,124,036 | — | — | +3.0% | $224,807 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95816 Compare?
| Metric | 95816 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $724,038 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | N/A | 1.1% | N/A | 5.7% |
| Avg Rent | $1,854 | $2,119 | N/A | - |
| Cap Rate | 2.0% | 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 95816 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95816 (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 | $724,038 |
| Monthly Rent | $1,854 |
| Price-to-Rent | 32.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 1.8% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +3.3% ▲ |
🏠 Rent Trends
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +2.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 95816
Population: 19,079
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 95816
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
D. W. Babcock Elementary
Martin Luther King Jr. Technology Academy
Woodlake Elementary
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 12,501 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Sacramento, CA?
Vacancy risk in Sacramento, CA is elevated. That supports predictable cash flow for typical rental holds.
What do rentals go for in Sacramento, CA?
Expect rents around $1,854/mo per month in Sacramento, CA. With home values at $724K, the yield math works out to reasonable levels for rental investors.
How do home values compare in Sacramento, CA?
Sacramento, CA home values average about $724K. That price point suits investors targeting rentals with $1,854/mo in monthly income.
Does a duplex house hack pencil in Sacramento, CA?
Sacramento, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,854/mo rent level.
Which investment style suits Sacramento, CA?
Sacramento, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($724K prices, $1,854/mo rents) make it a reasonable choice.
You know 95816 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95816 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 95816 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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