Real Estate Investing in Brownsville, California (95919)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95919 (Brownsville, 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: 27.9% of homes vacant — above national norms.
- Declining values: -1.5% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Brownsville, CA (95919)?
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Market Analysis: 95919 Brownsville
The 95919 ZIP covers a section of Brownsville that demands careful diligence. Prices near $306K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 95919 can be a a credible choice for hunting ground — but the discount at $306K reflects genuine risk that outside investors often underestimate.
On the rental side, 95919 offers a low basis, the region around Brownsville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 95919 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. significant returns are possible in 95919, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Brownsville:
Property Strategy for 95919
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $278,848 | $1,460 | 3.8% | +2.9% | $139,424 |
| 3BR | $357,441 | $2,030 | 4.1% | +3.1% | $119,147 |
Market Trends
Home Value History (with trend line)
📊 How Does 95919 Compare?
| Metric | 95919 | Brownsville | Yuba City, CA | California |
|---|---|---|---|---|
| Home Value | $306,429 | $306,429 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95919 (Brownsville, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $306,429 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.3% |
| 5-Year IRR | 1.8% |
📈 Home Appreciation
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | -2.3% ▼ |
| 5-Year CAGR | -1.5% ▼ |
| 10-Year CAGR | +3.6% ▲ |
🏠 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 (3.3%). 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 95919
Population: 1,110
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
Frequently Asked Questions
What is the typical vacancy rate in Brownsville, CA?
Expect elevated vacancy in Brownsville, CA. Rents at $1,314/mo are absorbed by the tenant base without meaningful lag.
What is the typical renter like in Brownsville, CA?
The renter base in Brownsville, CA is reasonable for the $1,314/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Are eviction rules reasonable in Brownsville, CA?
Brownsville, CA operates under CA law, which is tenant-protective overall for landlords. Expect measured treatment in typical lease and eviction cases.
Is Brownsville, CA good for house hacking?
Brownsville, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $306K price point reasonable to enter.
How do home values compare in Brownsville, CA?
The median home value in Brownsville, CA is roughly $306K. That puts it reasonable relative to the CA statewide average.
You know 95919 now. You don’t know where it ranks.
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How 95919 ranks in Yuba City, CA
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