Real Estate Investing in Downieville, California (95936)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95936 (Downieville, 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.
- High vacancy: 84.2% of homes vacant — above national norms.
- 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 Downieville, CA (95936)?
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Market Analysis: 95936 Downieville
The 95936 ZIP in Downieville, CA is a local-operator market. Outside capital chasing a $320K entry has to pair deep knowledge with the discount.
The 95936 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 95936 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 95936 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. substantial returns are possible in 95936, 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 Downieville:
Market Trends
Home Value History (with trend line)
📊 How Does 95936 Compare?
| Metric | 95936 | Downieville | California |
|---|---|---|---|
| Home Value | $319,870 | $319,870 | $761,003 |
| 5-Year CAGR | 3.7% | 3.7% | 5.7% |
| Avg Rent | $1,377 | $1,377 | - |
| Cap Rate | 3.4% | 3.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95936 (Downieville, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,870 |
| Monthly Rent | $1,377 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (3.4%). 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 95936
Population: 191
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 95936
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
How do home values compare in Downieville, CA?
Expect median prices around $320K in Downieville, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Does house hacking make sense in Downieville, CA?
Downieville, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $320K price point reasonable to enter.
What kind of tenants rent in Downieville, CA?
Downieville, CA draws a even-keeled base of working renters. Demand at the $1,377/mo rent level is reasonable for standard single-family and small multi rentals.
Are eviction rules reasonable in Downieville, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Downieville generally follows the statewide framework, so landlords face reasonable operating rules.
Is Downieville, CA better for rentals, flips, or BRRRR?
In Downieville, CA the significant play is typically careful cash-flow rentals with hands-on management. The combination of $320K prices and $1,377/mo rents suits that approach.
You know 95936 now. You don’t know where it ranks.
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