Real Estate Investing in Sacramento, California (95834)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95834 (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 (1.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95834)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95834 Sacramento
This part of Sacramento County is not an easy win. The 95834 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 95834 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 95834 sits on the difficult end of the CA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 95834 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 95834 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sacramento:
Property Strategy for 95834
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $312,109 | $1,880 | 4.3% | +5.4% | $312,109 |
| 2BR | $420,477 | $2,310 | 4.0% | +3.8% | $210,239 |
| 3BR | $491,612 | $3,070 | 4.5% | +4.5% | $163,871 |
| 4BR | $573,930 | $3,540 | 4.4% | +4.8% | $143,482 |
| 5BR | $683,687 | — | — | +4.8% | $136,737 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95834 Compare?
| Metric | 95834 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $524,289 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.1% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,457 | $2,119 | N/A | - |
| Cap Rate | 3.7% | 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 95834 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95834 (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 | $524,289 |
| Monthly Rent | $2,457 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +1.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 95834
Population: 35,062
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 95834
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Natomas Middle
Bannon Creek
Larry G. Meeks Academy
Rio Tierra Junior High
Leroy Greene Academy
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 12,431 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Sacramento, CA?
Sacramento, CA median home values land near $524K. That is reasonable territory for investors looking at $2,457/mo-per-month rentals.
How qualified is the tenant pool in Sacramento, CA?
Working renters make up the core of the Sacramento, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the typical vacancy rate in Sacramento, CA?
Expect elevated vacancy in Sacramento, CA. Rents at $2,457/mo are absorbed by the tenant base without meaningful lag.
How do experienced investors play Sacramento, CA?
For Sacramento, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strict are landlord regulations in Sacramento, CA?
Sacramento, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 95834 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95834 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 95834 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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