Real Estate Investing in Hat Creek, California (96016)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96016 (Hat Creek, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 37.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 24.2% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hat Creek, CA (96016)?
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Market Analysis: 96016 Hat Creek
This part of Shasta County is not an easy win. The 96016 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 96016 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within CA, ZIP 96016 trails on several market indicators that neighboring Shasta County submarkets outperform. The gap is real and solid enough to shape underwriting.
A robust renter share of 27% in 96016 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 96016 is an operator game, not a passive one. From an investor standpoint, entry prices of $315K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Hat Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 96016 Compare?
| Metric | 96016 | Hat Creek | Redding, CA | California |
|---|---|---|---|---|
| Home Value | $314,847 | $157,424 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.2% | N/A | 5.7% |
| Avg Rent | $1,431 | $1,431 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 96016 (Hat Creek, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $314,847 |
| Monthly Rent | $1,431 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (3.6%). 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 96016
Population: 297
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
Frequently Asked Questions
What is the average home sale price in Hat Creek, CA?
Typical homes in Hat Creek, CA go for around $315K. The 5-year CAGR of 0.0% steady price movement.
Should investors consider Hat Creek, CA?
With a 2.0/5 investability score, Hat Creek, CA ranks as a solid market for rental property investors. Median prices of $315K and rents of $1,431/mo drive the underlying numbers.
What approach is best for Hat Creek, CA real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Hat Creek, CA. The numbers - $315K homes against $1,431/mo rents - support that play.
Is CA a landlord-friendly state?
The landlord environment in Hat Creek, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Is vacancy a concern in Hat Creek, CA?
Expect elevated vacancy in Hat Creek, CA. Rents at $1,431/mo are absorbed by the tenant base without meaningful lag.
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How 96016 ranks in Redding, CA
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