Real Estate Investing in Colusa, California (95932)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95932 (Colusa, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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 29.2 — 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 Colusa, CA (95932)?
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Market Analysis: 95932 Colusa
ZIP 95932 in Colusa, CA carries a significant set of headwinds. Home values near $382K and rents of $1,089/mo sit inside a market where underwriting has to be tight.
The investment case in 95932 is resilient only for operators who understand what they are buying. A $382K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 95932 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Stepping back, 7,672 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.
Experienced landlords with local relationships tend to find 95932 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Colusa:
Property Strategy for 95932
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $285,715 | $1,210 | 3.0% | +4.9% | $142,858 |
| 3BR | $385,522 | $1,600 | 3.0% | +5.0% | $128,507 |
| 4BR | $480,506 | $1,600 | 2.4% | +5.0% | $120,126 |
Market Trends
Home Value History (with trend line)
📊 How Does 95932 Compare?
| Metric | 95932 | Colusa | California |
|---|---|---|---|
| Home Value | $381,529 | $381,529 | $761,003 |
| 5-Year CAGR | 2.4% | 2.4% | 5.7% |
| Avg Rent | $1,089 | $1,089 | - |
| Cap Rate | 2.2% | 2.2% | - |
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 95932 (Colusa, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $381,529 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 29.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (2.2%). 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 95932
Population: 7,672
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 95932
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
Which investment style suits Colusa, CA?
The best-fit strategy in Colusa, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong are rents in Colusa, CA?
Average rent in Colusa, CA is approximately $1,089/mo per month. Against $382K home values that yields a reasonable rent-to-price ratio.
What is the renter demographic in Colusa, CA?
Working renters make up the core of the Colusa, CA tenant base. The pool is reasonable for investors targeting long-term holds.
Does a duplex house hack pencil in Colusa, CA?
House hacking in Colusa, CA is a challenging. With home values around $382K and rents at $1,089/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical vacancy rate in Colusa, CA?
Colusa, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
You know 95932 now. You don’t know where it ranks.
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