Real Estate Investing in Penn Valley, California (95946)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95946 (Penn Valley, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 14.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Penn Valley, CA (95946)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95946 Penn Valley
Not every below-median market is a bargain. Penn Valley's 95946 ZIP posts signals that favor experienced operators who can absorb the risk $525K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $525K asset, 95946 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 95946's metrics run below Nevada 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 95946 includes headwinds that any investor should price in. Income distribution skews lower than Penn Valley averages, and tenant stability requires active management.
Strategy in 95946 is an operator game, not a passive one. Looking more closely, entry prices of $525K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Penn Valley:
Property Strategy for 95946
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $410,162 | $2,320 | 4.1% | +3.0% | $205,081 |
| 3BR | $509,060 | $3,230 | 4.6% | +3.9% | $169,687 |
| 4BR | $655,299 | $3,890 | 4.3% | +4.0% | $163,825 |
| 5BR | $766,506 | — | — | +3.4% | $153,301 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95946 Compare?
| Metric | 95946 | Penn Valley | Truckee-Grass Valley, CA | California |
|---|---|---|---|---|
| Home Value | $524,847 | $524,847 | N/A | $761,003 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 5.7% |
| Avg Rent | $2,698 | $2,698 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95946 (Penn Valley, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $524,847 |
| Monthly Rent | $2,698 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (4.0%). 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 95946
Population: 9,448
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 95946
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 strong are rents in Penn Valley, CA?
Expect rents around $2,698/mo per month in Penn Valley, CA. With home values at $525K, the yield math works out to reasonable levels for rental investors.
Is it easy to find good tenants in Penn Valley, CA?
Tenant quality in Penn Valley, CA ranks as solid. Landlords generally report reliable occupancy at market rents of $2,698/mo.
Does a duplex house hack pencil in Penn Valley, CA?
House hacking in Penn Valley, CA is reasonable to execute. Prices around $525K and rents of $2,698/mo solid owner-occupant economics.
Which real estate strategy fits Penn Valley, CA?
Penn Valley, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($525K prices, $2,698/mo rents) make it a reasonable choice.
What is the median home value in Penn Valley, CA?
Penn Valley, CA median home values land near $525K. That is reasonable territory for investors looking at $2,698/mo-per-month rentals.
You know 95946 now. You don’t know where it ranks.
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How 95946 ranks in Truckee-Grass Valley, CA
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