Real Estate Investing in Sacramento, California (95835)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95835 (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.
What’s happening in Sacramento, CA (95835)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95835 Sacramento
This part of Sacramento County is not an easy win. The 95835 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $2,733/mo on a $572K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95835 sits below the stated 0.0% once reality is priced in.
Within CA, ZIP 95835 trails on several market indicators that neighboring Sacramento County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Who lives in 95835 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 95835 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Sacramento:
Property Strategy for 95835
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $300,764 | $2,310 | 5.5% | +3.9% | $300,764 |
| 2BR | $424,546 | $2,840 | 4.8% | +3.7% | $212,273 |
| 3BR | $520,067 | $3,780 | 5.2% | +4.7% | $173,356 |
| 4BR | $619,048 | $4,360 | 5.1% | +5.3% | $154,762 |
| 5BR | $691,164 | — | — | +5.3% | $138,233 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95835 Compare?
| Metric | 95835 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $572,028 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,733 | $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 95835 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95835 (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 | $572,028 |
| Monthly Rent | $2,733 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +2.5% ▲ |
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 95835
Population: 41,678
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 95835
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 5,823 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the best play in Sacramento, CA?
Sacramento, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($572K prices, $2,733/mo rents) make it a reasonable choice.
How much does a house cost in Sacramento, CA?
Homes in Sacramento, CA typically sell near $572K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
How does Sacramento, CA stack up for property investment?
Sacramento, CA records an investability rating of 2.0/5, with median home values near $572K and average rents around $2,733/mo. That combination puts it in the sturdy tier for investor interest.
How high is vacancy risk in Sacramento, CA?
Vacancy risk in Sacramento, CA is elevated. That supports stable cash flow for typical rental holds.
What is the typical renter like in Sacramento, CA?
Sacramento, CA offers a measured renter base at the $2,733/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 95835 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95835 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 95835 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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