Real Estate Investing in Gridley, California (95948)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95948 (Gridley, 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.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Gridley, CA (95948)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95948 Gridley
The 95948 ZIP covers a section of Gridley that demands careful diligence. Prices near $352K look accessible, but the work to make a deal cash flow is real.
Rent of $1,314/mo on a $352K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95948 sits below the stated 0.0% once reality is priced in.
From an investor standpoint, 95948 offers a low basis, the region around Gridley has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A solid renter share of 44% in 95948 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 95948 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 Gridley:
Property Strategy for 95948
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $259,953 | $1,460 | 4.0% | +3.5% | $129,977 |
| 3BR | $339,435 | $2,030 | 4.3% | +4.9% | $113,145 |
| 4BR | $430,580 | $2,450 | 4.1% | +5.1% | $107,645 |
| 5BR | $506,822 | — | — | +4.2% | $101,364 |
Market Trends
Home Value History (with trend line)
📊 How Does 95948 Compare?
| Metric | 95948 | Gridley | Chico, CA | California |
|---|---|---|---|---|
| Home Value | $352,388 | $352,388 | N/A | $761,003 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 5.7% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 95948 (Gridley, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95948 (Gridley, CA)?
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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 | $352,388 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.9%). 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 95948
Population: 11,118
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 95948
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
Are eviction rules reasonable in Gridley, CA?
Rental owners in Gridley, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Are tenants stable in Gridley, CA?
Expect a solid tenant pool in Gridley, CA. The rental market absorbs $1,314/mo rents without meaningful friction.
Is Gridley, CA better for rentals, flips, or BRRRR?
The best-fit strategy in Gridley, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How does Gridley, CA stack up for property investment?
With a 3.0/5 investability score, Gridley, CA ranks as a solid market for rental property investors. Median prices of $352K and rents of $1,314/mo drive the underlying numbers.
Can I house hack in Gridley, CA?
House hacking in Gridley, CA is a challenging. With home values around $352K and rents at $1,314/mo, owner-occupants can offset a meaningful share of PITI.
You know 95948 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95948 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 95948 ranks in Chico, CA
Every ZIP in this metro, ranked. Free.
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