Real Estate Investing in Durham, California (95938)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95938 (Durham, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 35.0 — 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 Durham, CA (95938)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95938 Durham
The 95938 ZIP covers a section of Durham that demands careful diligence. Prices near $615K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $615K asset, 95938 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 95938's metrics run below Butte County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 95938 includes headwinds that any investor should price in. Income distribution skews lower than Durham averages, and tenant stability requires active management.
Strategically, 95938 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 Durham:
Property Strategy for 95938
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $361,140 | $1,630 | 3.2% | +0.2% | $180,570 |
| 3BR | $552,779 | $2,270 | 3.0% | +2.4% | $184,260 |
| 4BR | $784,083 | $2,730 | 2.5% | +3.1% | $196,021 |
Market Trends
Home Value History (with trend line)
📊 How Does 95938 Compare?
| Metric | 95938 | Durham | Chico, CA | California |
|---|---|---|---|---|
| Home Value | $615,184 | $615,184 | N/A | $761,003 |
| 5-Year CAGR | 0.9% | 0.9% | N/A | 5.7% |
| Avg Rent | $1,467 | $1,467 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
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 95938 (Durham, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95938 (Durham, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $615,184 |
| Monthly Rent | $1,467 |
| Price-to-Rent | 35.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 2.7% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (1.9%). 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 95938
Population: 4,327
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 95938
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 8,574 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What real estate strategy is ideal for Durham, CA?
Durham, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($615K prices, $1,467/mo rents) make it a reasonable choice.
What is the typical renter like in Durham, CA?
Durham, CA offers a steady renter base at the $1,467/mo rent level. Tenant turnover is reasonable for well-managed properties.
How do landlord-tenant laws work in Durham, CA?
CA law tenant-protective for landlords, and Durham inherits those rules. Investors should still review local ordinances for rental licensing.
Is Durham, CA a good place for real estate investing?
Yes - Durham, CA a 2.0/5 investability score. With $615K home prices against $1,467/mo monthly rent, the market delivers a reasonable entry point for new investors.
What monthly rent should investors expect in Durham, CA?
Average rent in Durham, CA is approximately $1,467/mo per month. Against $615K home values that yields a reasonable rent-to-price ratio.
You know 95938 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95938 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 95938 ranks in Chico, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95938 (Durham)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95938 (Durham, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.