Real Estate Investing in Sacramento, California (95838)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95838 (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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Sacramento, CA (95838)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95838 Sacramento
The 95838 ZIP covers a section of Sacramento that demands careful diligence. Prices near $400K look accessible, but the work to make a deal cash flow is real.
Rent of $2,191/mo on a $400K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95838 sits below the stated 0.0% once reality is priced in.
Within CA, ZIP 95838 trails on several market indicators that neighboring Sacramento County submarkets outperform. The gap is real and robust enough to shape underwriting.
Employment concentration in 95838 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 95838 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 95838
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $311,143 | $2,080 | 4.8% | +4.2% | $155,571 |
| 3BR | $393,027 | $2,770 | 5.1% | +4.7% | $131,009 |
| 4BR | $450,446 | $3,190 | 5.1% | +5.2% | $112,612 |
| 5BR | $493,372 | — | — | +5.2% | $98,674 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95838 Compare?
| Metric | 95838 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $400,382 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,191 | $2,119 | N/A | - |
| Cap Rate | 4.3% | 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 95838 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95838 (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 | $400,382 |
| Monthly Rent | $2,191 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.0%) exceeds the estimated cap rate (4.3%). 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 95838
Population: 40,295
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 95838
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 8,434 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Sacramento, CA?
The median home value in Sacramento, CA is roughly $400K. That puts it reasonable relative to the CA statewide average.
Is Sacramento, CA landlord-friendly?
The landlord environment in Sacramento, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What is the renter demographic in Sacramento, CA?
The renter base in Sacramento, CA is reasonable for the $2,191/mo price point. Screening well and pricing to market typically yields stable tenants.
How viable is house hacking in Sacramento, CA?
Sacramento, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $400K price point reasonable to enter.
Is Sacramento, CA a good place for real estate investing?
The 3.0/5 investability rating in Sacramento, CA reflects its $400K prices and $2,191/mo rents. Investors generally consider it a solid option within CA.
You know 95838 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95838 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 95838 ranks in Sacramento-Roseville-Folsom, CA
Every ZIP in this metro, ranked. Free.
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