Real Estate Investing in Sacramento, California (95825)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95825 (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 (1.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.2% poverty rate — can affect rent collection.
What’s happening in Sacramento, CA (95825)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95825 Sacramento
ZIP 95825 inside Sacramento County looks affordable on the surface — median value of $402K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95825 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within CA, ZIP 95825 trails on several market indicators that neighboring Sacramento County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
The 95825 ZIP's population of 37,077 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
New investors are better served looking at Sacramento's stable or hybrid ZIPs before stepping into 95825. 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 95825
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $204,662 | $1,840 | 6.5% | +3.6% | $204,662 |
| 2BR | $349,285 | $2,260 | 4.7% | +3.3% | $174,643 |
| 3BR | $465,356 | $3,010 | 4.7% | +3.9% | $155,119 |
| 4BR | $514,541 | $3,470 | 4.9% | +4.3% | $128,635 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95825 Compare?
| Metric | 95825 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $401,872 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.1% | N/A | 5.7% |
| Avg Rent | $1,710 | $2,119 | N/A | - |
| Cap Rate | 3.3% | 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 95825 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95825 (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 | $401,872 |
| Monthly Rent | $1,710 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +2.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 95825
Population: 37,077
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 95825
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
D. W. Babcock Elementary
Martin Luther King Jr. Technology Academy
Woodlake Elementary
Gateway International
Arcade Fundamental Middle
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 6,608 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are eviction rules reasonable in Sacramento, CA?
CA law tenant-protective for landlords, and Sacramento inherits those rules. Investors should still review local ordinances for rental licensing.
How much rent can I charge in Sacramento, CA?
Expect rents around $1,710/mo per month in Sacramento, CA. With home values at $402K, the yield math works out to reasonable levels for rental investors.
How strong is tenant demand in Sacramento, CA?
Sacramento, CA offers a even-keeled renter base at the $1,710/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does house hacking make sense in Sacramento, CA?
Sacramento, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,710/mo rent level.
How do home values compare in Sacramento, CA?
Typical homes in Sacramento, CA go for around $402K. The 5-year CAGR of 0.0% predictable price movement.
You know 95825 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95825 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 95825 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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