Real Estate Investing in Canyon Dam, California (95923)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95923 (Canyon Dam, 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: 85.9% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 14.0% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
• 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 Canyon Dam, CA (95923)?
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Market Analysis: 95923 Canyon Dam
ZIP 95923 inside Plumas looks affordable on the surface — median value of $352K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,134/mo on a $352K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95923 sits below the stated 0.0% once reality is priced in.
In the broader CA picture, 95923 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
In practical terms, 60 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.
Strategically, 95923 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 Canyon Dam:
Market Trends
Home Value History (with trend line)
📊 How Does 95923 Compare?
| Metric | 95923 | Canyon Dam | California |
|---|---|---|---|
| Home Value | $351,990 | $351,990 | $761,003 |
| 5-Year CAGR | N/A | N/A | 5.7% |
| Avg Rent | $1,134 | $1,134 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95923 (Canyon Dam, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $351,990 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (2.5%). 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 95923
Population: 60
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
How strong are rents in Canyon Dam, CA?
The typical rental in Canyon Dam, CA commands about $1,134/mo monthly. That rent profile steady cash flow against the $352K purchase basis.
How expensive is real estate in Canyon Dam, CA?
Median home price in Canyon Dam, CA is near $352K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
Is real estate in Canyon Dam, CA a good investment right now?
Canyon Dam, CA scores 2.0/5 for investability. Home values sit at $352K and rents near $1,134/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are vacancy rates like in Canyon Dam, CA?
Canyon Dam, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What does house hacking look like in Canyon Dam, CA?
The a challenging house-hack environment in Canyon Dam, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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