Real Estate Investing in Sacramento, California (95819)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95819 (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.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.3 — hard to cash-flow at these prices.
What’s happening in Sacramento, CA (95819)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95819 Sacramento
Investors eyeing 95819 need to respect the fundamentals at play. Home values of $761K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $761K asset, 95819 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CA, ZIP 95819 trails on several market indicators that neighboring Sacramento County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Employment concentration in 95819 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Sacramento's stable or hybrid ZIPs before stepping into 95819. 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 95819
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $491,545 | $2,150 | 3.1% | +1.4% | $491,545 |
| 2BR | $619,873 | $2,640 | 3.1% | +2.3% | $309,936 |
| 3BR | $755,628 | $3,510 | 3.3% | +3.2% | $251,876 |
| 4BR | $1,015,500 | $4,050 | 2.9% | +4.1% | $253,875 |
| 5BR | $1,222,032 | — | — | +4.2% | $244,406 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95819 Compare?
| Metric | 95819 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $761,198 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.4% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,414 | $2,119 | N/A | - |
| Cap Rate | 2.5% | 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 95819 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95819 (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 | $761,198 |
| Monthly Rent | $2,414 |
| Price-to-Rent | 26.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | -4.7% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +1.8% ▲ |
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 95819
Population: 20,173
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 95819
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Encina Preparatory High
D. W. Babcock Elementary
Martin Luther King Jr. Technology Academy
Woodlake Elementary
SAVA - Sacramento Academic and Vocational Academy - SCUSD
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
Is real estate in Sacramento, CA a good investment right now?
Sacramento, CA stands at an investability rating of 2.0/5, with median home values near $761K and average rents around $2,414/mo. That combination puts it in the sturdy tier for investor interest.
Is rental property easy to operate in Sacramento, CA?
For rental operators, Sacramento, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What is the average monthly rent in Sacramento, CA?
Average rent in Sacramento, CA is approximately $2,414/mo per month. Against $761K home values that yields a reasonable rent-to-price ratio.
How deep is the rental pool in Sacramento, CA?
Sacramento, CA offers a stable renter base at the $2,414/mo rent level. Tenant turnover is reasonable for well-managed properties.
Should investors worry about vacancy in Sacramento, CA?
Rental vacancy in Sacramento, CA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 95819 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95819 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 95819 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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