Real Estate Investing in Sacramento, California (95864)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95864 (Sacramento, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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.
- High price-to-rent: Price-to-rent ratio 26.8 — hard to cash-flow at these prices.
What’s happening in Sacramento, CA (95864)?
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Market Analysis: 95864 Sacramento
The 95864 ZIP in Sacramento, CA is a local-operator market. Outside capital chasing a $755K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95864 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 95864 sits on the difficult end of the CA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 95864 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 95864 is an operator game, not a passive one. Put differently, entry prices of $755K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sacramento:
Property Strategy for 95864
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $426,611 | $2,370 | 4.0% | +3.5% | $213,305 |
| 3BR | $586,336 | $3,150 | 3.9% | +4.4% | $195,445 |
| 4BR | $1,020,698 | $3,640 | 2.6% | +5.7% | $255,174 |
| 5BR | $1,440,275 | — | — | +5.7% | $288,055 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95864 Compare?
| Metric | 95864 | Sacramento | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $755,230 | $548,409 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,352 | $2,119 | N/A | - |
| Cap Rate | 2.4% | 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 95864 (Sacramento, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95864 (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 | $755,230 |
| Monthly Rent | $2,352 |
| Price-to-Rent | 26.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | -8.0% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 95864
Population: 25,137
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 95864
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Encina Preparatory High
Palmiter Special Education
Arcade Fundamental Middle
Elinor Lincoln Hickey Jr./Sr. High
Isador Cohen Elementary
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
Frequently Asked Questions
Are renters plentiful in Sacramento, CA?
The renter base in Sacramento, CA is reasonable for the $2,352/mo price point. Screening well and pricing to market typically yields steady tenants.
How strict are landlord regulations in Sacramento, CA?
CA law tenant-protective for landlords, and Sacramento inherits those rules. Investors should still review local ordinances for rental licensing.
Is Sacramento, CA good for house hacking?
House hacking works a challenging in Sacramento, CA. Rents of $2,352/mo against $755K acquisition make the strategy solid for owner-occupants.
What do rentals go for in Sacramento, CA?
Rent in Sacramento, CA is around $2,352/mo. The resulting rent-to-value relationship with $755K pricing is reasonable for most investor models.
What is the rental occupancy rate in Sacramento, CA?
Vacancy risk in Sacramento, CA is elevated. That supports stable cash flow for typical rental holds.
You know 95864 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95864 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 95864 ranks in Sacramento-Roseville-Folsom, CA
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