Real Estate Investing in Hamilton City, California (95951)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95951 (Hamilton City, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 25.6 — 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 Hamilton City, CA (95951)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95951 Hamilton City
The 95951 ZIP in Hamilton City, CA is a local-operator market. Outside capital chasing a $307K entry has to pair deep knowledge with the discount.
Looking more closely, the numbers look inviting — $307K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95951 is substantial and deserves full respect.
Meanwhile, 95951 offers a low basis, the region around Hamilton City has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 95951 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 95951 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Hamilton City:
Property Strategy for 95951
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $248,523 | $1,110 | 3.2% | +3.5% | $124,262 |
| 3BR | $298,336 | $1,470 | 3.5% | +6.5% | $99,445 |
Market Trends
Home Value History (with trend line)
📊 How Does 95951 Compare?
| Metric | 95951 | Hamilton City | California |
|---|---|---|---|
| Home Value | $306,674 | $306,674 | $761,003 |
| 5-Year CAGR | 4.2% | 4.2% | 5.7% |
| Avg Rent | $999 | $999 | - |
| Cap Rate | 2.5% | 2.5% | - |
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 95951 (Hamilton City, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $306,674 |
| Monthly Rent | $999 |
| Price-to-Rent | 25.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (2.5%). 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 95951
Population: 2,743
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 95951
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 3,398 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Hamilton City, CA?
Hamilton City, CA home values average about $307K. That price point suits investors targeting rentals with $999/mo in monthly income.
How strong is tenant demand in Hamilton City, CA?
Tenant quality in Hamilton City, CA ranks as solid. Landlords generally report consistent occupancy at market rents of $999/mo.
Are rents high in Hamilton City, CA?
Expect rents around $999/mo per month in Hamilton City, CA. With home values at $307K, the yield math works out to reasonable levels for rental investors.
What real estate strategy is ideal for Hamilton City, CA?
Most investors in Hamilton City, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Are eviction rules reasonable in Hamilton City, CA?
CA law tenant-protective for landlords, and Hamilton City inherits those rules. Investors should still review local ordinances for rental licensing.
You know 95951 now. You don’t know where it ranks.
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