Real Estate Investing in Sacramento, California (95817)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95817 (Sacramento, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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 (1.0% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95817)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95817 Sacramento
ZIP 95817 inside Sacramento County looks affordable on the surface — median value of $480K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $2,175/mo on a $480K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95817 sits below the stated 0.0% once reality is priced in.
Within CA, ZIP 95817 trails on several market indicators that neighboring Sacramento County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Who lives in 95817 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 Sacramento's stable or hybrid ZIPs before stepping into 95817. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Sacramento:
Property Strategy for 95817
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $385,856 | $1,660 | 3.1% | +4.1% | $385,856 |
| 2BR | $437,163 | $2,040 | 3.4% | +3.2% | $218,581 |
| 3BR | $491,731 | $2,720 | 4.0% | +3.7% | $163,910 |
| 4BR | $545,141 | $3,130 | 4.1% | +4.5% | $136,285 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95817 Compare?
| Metric | 95817 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $479,638 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.0% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,175 | $2,119 | N/A | - |
| Cap Rate | 3.5% | 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 95817 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95817 (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 | $479,638 |
| Monthly Rent | $2,175 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -2.6% ▼ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 95817
Population: 14,123
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 95817
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
SAVA - Sacramento Academic and Vocational Academy - SCUSD
David Lubin Elementary
Nicholas 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 investment strategy works best in Sacramento, CA?
For Sacramento, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How does Sacramento, CA stack up for property investment?
Our data puts Sacramento, CA at 2.0/5 for investability. Home prices of $480K and rents around $2,175/mo create a solid backdrop for investor activity.
Are homes affordable in Sacramento, CA?
The median home value in Sacramento, CA is roughly $480K. That puts it reasonable relative to the CA statewide average.
Are landlord laws favorable in Sacramento, CA?
The landlord environment in Sacramento, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Are renters plentiful in Sacramento, CA?
Sacramento, CA offers a predictable renter base at the $2,175/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 95817 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95817 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 95817 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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