Real Estate Investing in Camptonville, California (95922)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95922 (Camptonville, 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: 20.1% of homes vacant — above national norms.
- Declining values: -2.1% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Camptonville, CA (95922)?
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Market Analysis: 95922 Camptonville
ZIP 95922 inside Yuba County looks affordable on the surface — median value of $349K — but the discount exists for reasons that a careful buyer should understand before committing.
The 95922 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 95922 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 95922 includes headwinds that any investor should price in. Income distribution skews lower than Camptonville averages, and tenant stability requires active management.
Strategically, 95922 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Camptonville:
Market Trends
Home Value History (with trend line)
📊 How Does 95922 Compare?
| Metric | 95922 | Camptonville | Yuba City, CA | California |
|---|---|---|---|---|
| Home Value | $348,516 | $348,516 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,233 | $1,233 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95922 (Camptonville, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $348,516 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 0.7% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | -2.1% ▼ |
| 10-Year CAGR | +1.9% ▲ |
🏠 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 (2.8%). 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 95922
Population: 495
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 95922
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.
Frequently Asked Questions
What are home prices like in Camptonville, CA?
The median home value in Camptonville, CA is roughly $349K. That puts it reasonable relative to the CA statewide average.
Is it easy to find good tenants in Camptonville, CA?
Tenant demand in Camptonville, CA is solid. The local workforce $1,233/mo rents across most rental classes.
What is the best play in Camptonville, CA?
Camptonville, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($349K prices, $1,233/mo rents) make it a reasonable choice.
Do rentals sit vacant long in Camptonville, CA?
Rental vacancy in Camptonville, CA is elevated. Investors should budget normal turnover but not chronic empty units.
Is Camptonville, CA suited for a house hack?
For house hackers, Camptonville, CA is a challenging. The $1,233/mo rent on a unit helps defray the mortgage on a $349K property.
You know 95922 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95922 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 95922 ranks in Yuba City, CA
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