Real Estate Investing in Live Oak, California (95953)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95953 (Live Oak, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Live Oak, CA (95953)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95953 Live Oak
ZIP 95953 in Live Oak, CA carries a impressive set of headwinds. Home values near $396K and rents of $1,386/mo sit inside a market where underwriting has to be tight.
The 95953 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 95953 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A sturdy renter share of 38% in 95953 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Live Oak:
Property Strategy for 95953
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $272,781 | $1,540 | 4.1% | +4.8% | $136,391 |
| 3BR | $355,347 | $2,140 | 4.3% | +5.8% | $118,449 |
| 4BR | $435,493 | $2,580 | 4.3% | +5.7% | $108,873 |
| 5BR | $487,101 | — | — | +5.5% | $97,420 |
Market Trends
Home Value History (with trend line)
📊 How Does 95953 Compare?
| Metric | 95953 | Live Oak | Yuba City, CA | California |
|---|---|---|---|---|
| Home Value | $395,697 | $395,697 | N/A | $761,003 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 5.7% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 95953 (Live Oak, CA). Anonymous, moderated, never written by AI.
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Property managers serving Sutter County
Manage rentals here? List your business →Feather River Property Management provides property management services. summary from their website
GIL is a residential property management company in Calgary. summary from their website
Select Property Management, Inc. offers full-service management for residential and commercial properties, providing peace of mind for owners and residents. 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 | $395,697 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (2.7%). 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 95953
Population: 10,945
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 95953
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
Frequently Asked Questions
What strategy should investors use in Live Oak, CA?
Most investors in Live Oak, 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 renters plentiful in Live Oak, CA?
The tenant pool in Live Oak, CA is solid, supported by local employment and population fundamentals. Rents of $1,386/mo are well-absorbed by the market.
What kind of vacancy should I budget for in Live Oak, CA?
Rental vacancy in Live Oak, CA is elevated. Investors should budget normal turnover but not chronic empty units.
How much does a house cost in Live Oak, CA?
Median home price in Live Oak, CA is near $396K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
How does Live Oak, CA stack up for property investment?
With a 3.0/5 investability score, Live Oak, CA ranks as a solid market for rental property investors. Median prices of $396K and rents of $1,386/mo drive the underlying numbers.
You know 95953 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95953 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 95953 ranks in Yuba City, CA
Every ZIP in this metro, ranked. Free.
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