Real Estate Investing in Sacramento, California (95829)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95829 (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 (1.5% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95829)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95829 Sacramento
ZIP 95829 in Sacramento, CA carries a healthy set of headwinds. Home values near $592K and rents of $2,760/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 95829 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 95829's metrics run below Sacramento County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 24% in 95829 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. durable returns are possible in 95829, 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 95829
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $459,955 | $2,720 | 4.3% | +3.5% | $229,977 |
| 3BR | $528,181 | $3,620 | 4.9% | +4.8% | $176,060 |
| 4BR | $613,759 | $4,170 | 4.9% | +5.1% | $153,440 |
| 5BR | $734,103 | — | — | +5.3% | $146,821 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95829 Compare?
| Metric | 95829 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $592,024 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,760 | $2,119 | N/A | - |
| Cap Rate | 3.6% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95829 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95829 (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 | $592,024 |
| Monthly Rent | $2,760 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 95829
Population: 31,370
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 95829
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 3,515 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in Sacramento, CA?
Average rent in Sacramento, CA is approximately $2,760/mo per month. Against $592K home values that yields a reasonable rent-to-price ratio.
How deep is the rental pool in Sacramento, CA?
Expect a solid tenant pool in Sacramento, CA. The rental market absorbs $2,760/mo rents without meaningful friction.
Is real estate in Sacramento, CA a good investment right now?
Sacramento, CA rates 2.0/5 for investability. With median values at $592K and rents near $2,760/mo, the market offers reasonable fundamentals for rental investors.
What are vacancy rates like in Sacramento, CA?
Vacancy in Sacramento, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,760/mo.
Can I live-in-and-rent in Sacramento, CA?
The house hack math a challenging in Sacramento, CA. Owner-occupant buyers benefit from the $2,760/mo rents and $592K home values.
You know 95829 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95829 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 95829 ranks in Sacramento-Roseville-Folsom, CA
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