Real Estate Investing in Cottonwood, California (96022)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96022 (Cottonwood, CA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 9.2% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Cottonwood, CA (96022)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 96022 Cottonwood
ZIP 96022 inside Tehama County looks affordable on the surface — median value of $375K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $375K asset, 96022 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CA, ZIP 96022 trails on several market indicators that neighboring Tehama County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
A robust renter share of 20% in 96022 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Cottonwood:
Property Strategy for 96022
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $271,433 | $1,650 | 4.4% | +2.7% | $135,717 |
| 3BR | $361,944 | $2,280 | 4.5% | +4.1% | $120,648 |
| 4BR | $479,322 | $2,770 | 4.2% | +4.6% | $119,830 |
| 5BR | $586,431 | — | — | +4.2% | $117,286 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 96022 Compare?
| Metric | 96022 | Cottonwood | Red Bluff, CA | California |
|---|---|---|---|---|
| Home Value | $374,771 | $374,771 | N/A | $761,003 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 5.7% |
| Avg Rent | $1,946 | $1,946 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 96022 (Cottonwood, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 96022 (Cottonwood, CA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $374,771 |
| Monthly Rent | $1,946 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (4.1%). 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 96022
Population: 16,497
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 96022
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
What do rentals go for in Cottonwood, CA?
Rental rates in Cottonwood, CA average $1,946/mo. Tenant demand and $375K home values make the yield look reasonable by investor standards.
What is it like being a landlord in Cottonwood, CA?
CA law tenant-protective for landlords, and Cottonwood inherits those rules. Investors should still review local ordinances for rental licensing.
What price range are homes in Cottonwood, CA?
Median home price in Cottonwood, CA is near $375K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Which real estate strategy fits Cottonwood, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cottonwood, CA. The numbers - $375K homes against $1,946/mo rents - support that play.
How strong is tenant demand in Cottonwood, CA?
Cottonwood, CA draws a reliable base of working renters. Demand at the $1,946/mo rent level is reasonable for standard single-family and small multi rentals.
You know 96022 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 96022 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 96022 ranks in Red Bluff, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 96022 (Cottonwood)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 96022 (Cottonwood, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.