Real Estate Investing in Willows, California (95988)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95988 (Willows, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Willows, CA (95988)?
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Market Analysis: 95988 Willows
ZIP 95988 in Willows, CA carries a healthy set of headwinds. Home values near $317K and rents of $1,061/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 95988 can be a a strong candidate for hunting ground — but the discount at $317K reflects genuine risk that outside investors often underestimate.
ZIP 95988's metrics run below Glenn County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 95988 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 95988 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 Willows:
Property Strategy for 95988
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $226,526 | $1,360 | 4.3% | +3.6% | $113,263 |
| 3BR | $318,435 | $1,800 | 4.1% | +4.6% | $106,145 |
| 4BR | $372,300 | $2,180 | 4.2% | +4.3% | $93,075 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95988 Compare?
| Metric | 95988 | Willows | California |
|---|---|---|---|
| Home Value | $317,146 | $317,146 | $761,003 |
| 5-Year CAGR | 3.4% | 3.4% | 5.7% |
| Avg Rent | $1,061 | $1,061 | - |
| Cap Rate | 2.6% | 2.6% | - |
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 95988 (Willows, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $317,146 |
| Monthly Rent | $1,061 |
| Price-to-Rent | 24.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 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 (2.6%). 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 95988
Population: 9,060
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 95988
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
How deep is the rental pool in Willows, CA?
Tenant demand in Willows, CA is solid. The local workforce $1,061/mo rents across most rental classes.
Is Willows, CA a good place for real estate investing?
Our data puts Willows, CA at 3.0/5 for investability. Home prices of $317K and rents around $1,061/mo create a solid backdrop for investor activity.
How high is vacancy risk in Willows, CA?
Rental vacancy in Willows, CA is elevated. Investors should budget normal turnover but not chronic empty units.
How do landlord-tenant laws work in Willows, CA?
For rental operators, Willows, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Is Willows, CA good for house hacking?
The a challenging house-hack environment in Willows, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 95988 now. You don’t know where it ranks.
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