Real Estate Investing in Wheatland, California (95692)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95692 (Wheatland, 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 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 25.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wheatland, CA (95692)?
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Market Analysis: 95692 Wheatland
Investors eyeing 95692 need to respect the fundamentals at play. Home values of $457K come alongside slower price movement and elevated management overhead.
Meanwhile, the numbers look inviting — $457K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95692 is substantial and deserves full respect.
Regionally, 95692 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 95692 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 95692 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 Wheatland:
Property Strategy for 95692
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $328,358 | $1,660 | 3.6% | +3.2% | $164,179 |
| 3BR | $429,618 | $2,310 | 3.9% | +5.2% | $143,206 |
| 4BR | $499,887 | $2,780 | 4.0% | +5.2% | $124,972 |
Market Trends
Home Value History (with trend line)
📊 How Does 95692 Compare?
| Metric | 95692 | Wheatland | Yuba City, CA | California |
|---|---|---|---|---|
| Home Value | $456,854 | $456,854 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 5.7% |
| Avg Rent | $1,494 | $1,494 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 95692 (Wheatland, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $456,854 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 25.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 95692
Population: 4,966
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 95692
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 1,812 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors worry about vacancy in Wheatland, CA?
Vacancy risk in Wheatland, CA is elevated. That supports measured cash flow for typical rental holds.
What is the tenant pool like in Wheatland, CA?
Working renters make up the core of the Wheatland, CA tenant base. The pool is reasonable for investors targeting long-term holds.
How do landlord-tenant laws work in Wheatland, CA?
The landlord environment in Wheatland, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How should investors approach Wheatland, CA?
A careful cash-flow rentals with hands-on management strategy Wheatland, CA best. The market produces measured results for that approach at the $457K price point.
How expensive is real estate in Wheatland, CA?
Homes in Wheatland, CA typically sell near $457K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
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