Real Estate Investing in Sacramento, California (95823)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95823 (Sacramento, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95823)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95823 Sacramento
ZIP 95823 in Sacramento, CA carries a durable set of headwinds. Home values near $430K and rents of $2,081/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95823 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader CA picture, 95823 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 95823 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 95823 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Sacramento:
Property Strategy for 95823
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $300,484 | $1,980 | 4.7% | +5.7% | $150,242 |
| 3BR | $413,876 | $2,640 | 4.6% | +5.3% | $137,959 |
| 4BR | $449,345 | $3,040 | 4.9% | +5.4% | $112,336 |
| 5BR | $513,569 | — | — | +5.2% | $102,714 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95823 Compare?
| Metric | 95823 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $429,983 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 2.0% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,081 | $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 95823 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95823 (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 | $429,983 |
| Monthly Rent | $2,081 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +2.6% ▲ |
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 95823
Population: 83,254
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 95823
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
Where do home prices stand in Sacramento, CA?
Homes in Sacramento, CA typically sell near $430K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Are tenants stable in Sacramento, CA?
Tenant demand in Sacramento, CA is solid. The local workforce $2,081/mo rents across most rental classes.
Does a duplex house hack pencil in Sacramento, CA?
Sacramento, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $430K price point reasonable to enter.
What approach is best for Sacramento, CA real estate?
In Sacramento, CA the robust play is typically careful cash-flow rentals with hands-on management. The combination of $430K prices and $2,081/mo rents suits that approach.
How strict are landlord regulations in Sacramento, CA?
CA law tenant-protective for landlords, and Sacramento inherits those rules. Investors should still review local ordinances for rental licensing.
You know 95823 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95823 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 95823 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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