Real Estate Investing in Fall River Mills, California (96028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96028 (Fall River Mills, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 36.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fall River Mills, CA (96028)?
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Market Analysis: 96028 Fall River Mills
Investors eyeing 96028 need to respect the fundamentals at play. Home values of $303K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 96028 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Stepping back, 96028 offers a low basis, the region around Fall River Mills has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 96028 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 96028 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 Fall River Mills:
Property Strategy for 96028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,568 | $1,590 | 5.9% | +1.6% | $97,784 |
| 3BR | $321,610 | $2,210 | 4.9% | +4.8% | $107,203 |
Market Trends
Home Value History (with trend line)
📊 How Does 96028 Compare?
| Metric | 96028 | Fall River Mills | Redding, CA | California |
|---|---|---|---|---|
| Home Value | $302,605 | $302,605 | N/A | $761,003 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 5.7% |
| Avg Rent | $1,431 | $1,431 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 96028 (Fall River Mills, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $302,605 |
| Monthly Rent | $1,431 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 (3.7%). 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 96028
Population: 1,667
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 96028
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 are rental rates like in Fall River Mills, CA?
Fall River Mills, CA rentals go for roughly $1,431/mo a month. That puts gross yield in solid territory relative to $303K acquisition costs.
Do landlords face vacancy issues in Fall River Mills, CA?
Occupancy in Fall River Mills, CA runs consistent with elevated vacancy. Well-priced units at $1,431/mo lease on reasonable timelines.
Is Fall River Mills in CA worth investing in?
Fall River Mills, CA rates 2.0/5 for investability. With median values at $303K and rents near $1,431/mo, the market offers reasonable fundamentals for rental investors.
Is Fall River Mills, CA good for landlords?
Fall River Mills, CA operates under CA law, which is tenant-protective overall for landlords. Expect stable treatment in typical lease and eviction cases.
Is Fall River Mills, CA better for rentals, flips, or BRRRR?
The best-fit strategy in Fall River Mills, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
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How 96028 ranks in Redding, CA
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