Real Estate Investing in Sacramento, California (95828)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95828 (Sacramento, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 (95828)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95828 Sacramento
This part of Sacramento is not an easy win. The 95828 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 95828 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 95828 offers a low basis, the region around Sacramento has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 95828 ZIP's population of 60,532 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Experienced landlords with local relationships tend to find 95828 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Sacramento:
Property Strategy for 95828
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $340,792 | $2,100 | 4.4% | +4.3% | $170,396 |
| 3BR | $431,035 | $2,800 | 4.7% | +5.2% | $143,678 |
| 4BR | $480,348 | $3,220 | 4.8% | +5.0% | $120,087 |
| 5BR | $575,167 | — | — | +5.7% | $115,033 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95828 Compare?
| Metric | 95828 | Sacramento | California |
|---|---|---|---|
| Home Value | $456,352 | $548,409 | $761,003 |
| 5-Year CAGR | 2.0% | 1.1% | 5.7% |
| Avg Rent | $2,312 | $2,119 | - |
| Cap Rate | 4.0% | 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 95828 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95828 (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 | $456,352 |
| Monthly Rent | $2,312 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 95828
Population: 60,532
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 95828
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 10,123 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is tenant demand in Sacramento, CA?
Sacramento, CA offers a reliable renter base at the $2,312/mo rent level. Tenant turnover is reasonable for well-managed properties.
What type of investing works in Sacramento, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Sacramento, CA. The numbers - $456K homes against $2,312/mo rents - support that play.
Do landlords face vacancy issues in Sacramento, CA?
Sacramento, CA carries elevated vacancy risk. Expect steady absorption at market rents of $2,312/mo.
Is CA a landlord-friendly state?
Sacramento, CA operates under CA law, which is tenant-protective overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Are homes affordable in Sacramento, CA?
The median home value in Sacramento, CA is roughly $456K. That puts it reasonable relative to the CA statewide average.
You know 95828 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95828 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.
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