Real Estate Investing in Williams, California (95987)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95987 (Williams, 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.
- Higher unemployment: 9.2% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Williams, CA (95987)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95987 Williams
Not every below-median market is a bargain. Williams's 95987 ZIP records signals that favor experienced operators who can absorb the risk $380K pricing implies.
Put differently, the numbers look inviting — $380K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95987 is substantial and deserves full respect.
Within CA, ZIP 95987 trails on several market indicators that neighboring Colusa County submarkets outperform. The gap is real and durable enough to shape underwriting.
Resident income in 95987 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. impressive returns are possible in 95987, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Williams:
Property Strategy for 95987
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $290,049 | $1,560 | 3.9% | +5.6% | $145,025 |
| 3BR | $366,700 | $2,060 | 4.0% | +6.2% | $122,233 |
| 4BR | $430,440 | $2,070 | 3.5% | +5.7% | $107,610 |
Market Trends
Home Value History (with trend line)
📊 How Does 95987 Compare?
| Metric | 95987 | Williams | California |
|---|---|---|---|
| Home Value | $380,387 | $380,387 | $761,003 |
| 5-Year CAGR | 3.4% | 3.4% | 5.7% |
| Avg Rent | $1,404 | $1,404 | - |
| 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 95987 (Williams, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $380,387 |
| Monthly Rent | $1,404 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 95987
Population: 6,489
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 95987
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
Does Williams, CA make sense for an investment property?
Our data puts Williams, CA at 3.0/5 for investability. Home prices of $380K and rents around $1,404/mo create a solid backdrop for investor activity.
How expensive is real estate in Williams, CA?
Expect median prices around $380K in Williams, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What is the typical rental rate in Williams, CA?
Williams, CA rentals go for roughly $1,404/mo a month. That puts gross yield in solid territory relative to $380K acquisition costs.
Are landlord laws favorable in Williams, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Williams generally follows the statewide framework, so landlords face reasonable operating rules.
How should investors approach Williams, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Williams, CA. The numbers - $380K homes against $1,404/mo rents - support that play.
You know 95987 now. You don’t know where it ranks.
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