Real Estate Investing in Sutter, California (95982)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95982 (Sutter, CA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Sutter, CA (95982)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95982 Sutter
This part of Sutter County is not an easy win. The 95982 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $424K asset, 95982 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 95982's metrics run below Sutter County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 95982 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.
Experienced landlords with local relationships tend to find 95982 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 Sutter:
Property Strategy for 95982
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $297,549 | $1,600 | 3.9% | +5.3% | $148,774 |
| 3BR | $409,113 | $2,230 | 3.9% | +5.1% | $136,371 |
| 4BR | $644,211 | $2,680 | 3.0% | +5.0% | $161,053 |
Market Trends
Home Value History (with trend line)
📊 How Does 95982 Compare?
| Metric | 95982 | Sutter | Yuba City, CA | California |
|---|---|---|---|---|
| Home Value | $423,813 | $423,813 | N/A | $761,003 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.7% |
| Avg Rent | $1,440 | $1,440 | 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 95982 (Sutter, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95982 (Sutter, CA)?
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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 | $423,813 |
| Monthly Rent | $1,440 |
| Price-to-Rent | 24.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.7%). 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 95982
Population: 2,971
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 95982
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 1,812 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Sutter, CA?
Sutter, CA median home values land near $424K. That is reasonable territory for investors looking at $1,440/mo-per-month rentals.
Is Sutter, CA a good market for buy-and-hold investors?
Yes - Sutter, CA a 3.0/5 investability score. With $424K home prices against $1,440/mo monthly rent, the market delivers a reasonable entry point for new investors.
How qualified is the tenant pool in Sutter, CA?
The renter base in Sutter, CA is reasonable for the $1,440/mo price point. Screening well and pricing to market typically yields reliable tenants.
What monthly rent should investors expect in Sutter, CA?
Investors in Sutter, CA typically see rents near $1,440/mo per month against $424K home values - a solid setup for rental cash flow.
What does house hacking look like in Sutter, CA?
The house hack math a challenging in Sutter, CA. Owner-occupant buyers benefit from the $1,440/mo rents and $424K home values.
You know 95982 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95982 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 95982 ranks in Yuba City, CA
Every ZIP in this metro, ranked. Free.
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