Real Estate Investing in Dorris, California (96023)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96023 (Dorris, CA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.0% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Dorris, CA (96023)?
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Market Analysis: 96023 Dorris
Investors eyeing 96023 need to respect the fundamentals at play. Home values of $142K come alongside slower price movement and elevated management overhead.
Stepping back, the numbers look inviting — $142K purchase price, 0.0% nominal cap — the work to hit that pro forma in 96023 is substantial and deserves full respect.
Within CA, ZIP 96023 trails on several market indicators that neighboring Siskiyou County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Demographically, 96023 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.
The right play in 96023 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Dorris:
Property Strategy for 96023
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $122,319 | $1,090 | 6.4% | +4.7% | $61,160 |
| 3BR | $175,892 | $1,520 | 6.2% | +6.2% | $58,631 |
Market Trends
Home Value History (with trend line)
📊 How Does 96023 Compare?
| Metric | 96023 | Dorris | California |
|---|---|---|---|
| Home Value | $142,247 | $142,247 | $761,003 |
| 5-Year CAGR | 0.4% | 0.4% | 5.7% |
| Avg Rent | $981 | $981 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 96023 (Dorris, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $142,247 |
| Monthly Rent | $981 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +0.4% ▲ |
| 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 (5.4%). 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 96023
Population: 1,128
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 96023
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 is the median home value in Dorris, CA?
Expect median prices around $142K in Dorris, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
What kind of tenants rent in Dorris, CA?
Dorris, CA offers a reliable renter base at the $981/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the typical rental rate in Dorris, CA?
Investors in Dorris, CA typically see rents near $981/mo per month against $142K home values - a solid setup for rental cash flow.
Is house hacking profitable in Dorris, CA?
House hacking in Dorris, CA is reasonable to execute. Prices around $142K and rents of $981/mo solid owner-occupant economics.
What is the smart move for investors in Dorris, CA?
In Dorris, CA the notable play is typically careful cash-flow rentals with hands-on management. The combination of $142K prices and $981/mo rents suits that approach.
You know 96023 now. You don’t know where it ranks.
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