Real Estate Investing in Sacramento, California (95822)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95822 (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 (0.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95822)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95822 Sacramento
ZIP 95822 inside Sacramento County looks affordable on the surface — median value of $438K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 95822 is significant only for operators who understand what they are buying. A $438K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 95822 and stronger Sacramento ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 95822 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. substantial returns are possible in 95822, 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 95822
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $396,213 | $2,090 | 3.8% | +2.8% | $198,106 |
| 3BR | $419,800 | $2,780 | 4.8% | +3.6% | $139,933 |
| 4BR | $481,104 | $3,210 | 4.8% | +4.4% | $120,276 |
| 5BR | $600,078 | — | — | +4.1% | $120,016 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95822 Compare?
| Metric | 95822 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $437,776 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 0.4% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,112 | $2,119 | N/A | - |
| Cap Rate | 3.8% | 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 95822 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95822 (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 | $437,776 |
| Monthly Rent | $2,112 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 4.2% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 95822
Population: 46,269
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 95822
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 15,946 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Sacramento, CA?
Expect median prices around $438K in Sacramento, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Is CA a landlord-friendly state?
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 typical rental rate in Sacramento, CA?
Expect rents around $2,112/mo per month in Sacramento, CA. With home values at $438K, the yield math works out to reasonable levels for rental investors.
Does house hacking work in Sacramento, CA?
For house hackers, Sacramento, CA is a challenging. The $2,112/mo rent on a unit helps defray the mortgage on a $438K property.
What is the renter demographic in Sacramento, CA?
Tenant demand in Sacramento, CA is solid. The local workforce $2,112/mo rents across most rental classes.
You know 95822 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95822 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 95822 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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