Real Estate Investing in Magalia, California (95954)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95954 (Magalia, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Declining values: -1.7% 5-year CAGR — values have moved lower.
- Elevated vacancy: 9.7% 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 Magalia, CA (95954)?
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Market Analysis: 95954 Magalia
Put differently, ZIP 95954 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $270K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95954 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader CA picture, 95954 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 95954 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.
Strategy in 95954 is an operator game, not a passive one. Turning to rents, entry prices of $270K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Magalia:
Property Strategy for 95954
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $215,573 | $1,530 | 5.1% | -1.9% | $107,786 |
| 3BR | $297,909 | $2,130 | 5.1% | +1.0% | $99,303 |
| 4BR | $377,865 | $2,570 | 4.9% | +0.1% | $94,466 |
Market Trends
Home Value History (with trend line)
📊 How Does 95954 Compare?
| Metric | 95954 | Magalia | Chico, CA | California |
|---|---|---|---|---|
| Home Value | $270,247 | $270,247 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,377 | $1,377 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 95954 (Magalia, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95954 (Magalia, 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 | $270,247 |
| Monthly Rent | $1,377 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 2.3% |
📈 Home Appreciation
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | -1.7% ▼ |
| 10-Year CAGR | +2.9% ▲ |
🏠 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 95954
Population: 8,488
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 95954
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 homes affordable in Magalia, CA?
Typical homes in Magalia, CA go for around $270K. The 5-year CAGR of 0.0% even-keeled price movement.
What strategy should investors use in Magalia, CA?
Most investors in Magalia, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Where do rents currently stand in Magalia, CA?
Rent in Magalia, CA is around $1,377/mo. The resulting rent-to-value relationship with $270K pricing is reasonable for most investor models.
Can owner-occupants cash flow in Magalia, CA?
The house hack math a challenging in Magalia, CA. Owner-occupant buyers benefit from the $1,377/mo rents and $270K home values.
Is Magalia, CA good for landlords?
Rental owners in Magalia, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
You know 95954 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95954 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 95954 ranks in Chico, CA
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