Real Estate Investing in Berry Creek, California (95916)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95916 (Berry Creek, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 35.6% of homes vacant — above national norms.
- Declining values: -7.0% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 26.4% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Berry Creek, CA (95916)?
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Market Analysis: 95916 Berry Creek
ZIP 95916 in Berry Creek, CA carries a solid set of headwinds. Home values near $239K and rents of $1,188/mo sit inside a market where underwriting has to be tight.
The 95916 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within CA, ZIP 95916 trails on several market indicators that neighboring Butte County submarkets outperform. The gap is real and significant enough to shape underwriting.
In practical terms, 765 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 95916 is an operator game, not a passive one. Turning to rents, entry prices of $239K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Berry Creek:
Property Strategy for 95916
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $233,207 | $1,320 | 4.1% | -2.9% | $116,604 |
| 3BR | $285,585 | $1,850 | 4.7% | -5.4% | $95,195 |
Market Trends
Home Value History (with trend line)
📊 How Does 95916 Compare?
| Metric | 95916 | Berry Creek | Chico, CA | California |
|---|---|---|---|---|
| Home Value | $239,064 | $239,064 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,188 | $1,188 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 95916 (Berry Creek, CA). Anonymous, moderated, never written by AI.
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Property managers serving Butte County
Manage rentals here? List your business →Blue Oak Property Management is a full-service residential property management company with deep roots in the Chico community, offering high-end and personalized service. summary from their website
Entwood Property Management is located at 2525 Ceanothus Ave, Chico, CA. summary from their website
IPM Property Management offers multi-family and commercial property management services in Chico and Butte County, 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 | $239,064 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | -3.9% ▼ |
| 5-Year CAGR | -7.0% ▼ |
| 10-Year CAGR | +0.3% ▲ |
🏠 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 (3.9%). 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 95916
Population: 765
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
🎓 Nearby Colleges & Universities
Investor Insight: With 5,176 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do rentals go for in Berry Creek, CA?
The typical rental in Berry Creek, CA commands about $1,188/mo monthly. That rent profile measured cash flow against the $239K purchase basis.
What is the smart move for investors in Berry Creek, CA?
Berry Creek, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($239K prices, $1,188/mo rents) make it a reasonable choice.
How do landlord-tenant laws work in Berry Creek, CA?
Berry Creek, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Should investors consider Berry Creek, CA?
Berry Creek, CA scores 2.0/5 for investability. Home values sit at $239K and rents near $1,188/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is housing expensive in Berry Creek, CA?
The median home value in Berry Creek, CA is roughly $239K. That puts it reasonable relative to the CA statewide average.
You know 95916 now. You don’t know where it ranks.
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How 95916 ranks in Chico, CA
Every ZIP in this metro, ranked. Free.
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