Real Estate Investing in Lewiston, California (96052)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96052 (Lewiston, 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: 34.8% of homes vacant — above national norms.
- Declining values: -1.4% 5-year CAGR — values have moved lower.
- 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 Lewiston, CA (96052)?
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Market Analysis: 96052 Lewiston
ZIP 96052 in Lewiston, CA carries a solid set of headwinds. Home values near $285K and rents of $1,098/mo sit inside a market where underwriting has to be tight.
Rent of $1,098/mo on a $285K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 96052 sits below the stated 0.0% once reality is priced in.
Regionally, 96052 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 96052 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 96052 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 Lewiston:
Property Strategy for 96052
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $222,056 | $1,220 | 4.0% | — | $111,028 |
| 3BR | $296,623 | $1,660 | 4.0% | +0.4% | $98,874 |
Market Trends
Home Value History (with trend line)
📊 How Does 96052 Compare?
| Metric | 96052 | Lewiston | California |
|---|---|---|---|
| Home Value | $284,604 | $284,604 | $761,003 |
| 5-Year CAGR | N/A | N/A | 5.7% |
| Avg Rent | $1,098 | $1,098 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 96052 (Lewiston, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $284,604 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 1.6% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | -1.4% ▼ |
| 10-Year CAGR | +2.9% ▲ |
🏠 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 (3.0%). 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 96052
Population: 2,817
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 96052
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 Lewiston, CA?
Working renters make up the core of the Lewiston, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What kind of market is Lewiston, CA for investors?
Lewiston, CA scores 2.0/5 for investability. Home values sit at $285K and rents near $1,098/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are vacancy rates like in Lewiston, CA?
Vacancy risk in Lewiston, CA is elevated. That supports even-keeled cash flow for typical rental holds.
Does Lewiston, CA favor landlords or tenants?
For rental operators, Lewiston, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Where do home prices stand in Lewiston, CA?
Typical homes in Lewiston, CA go for around $285K. The 5-year CAGR of 0.0% steady price movement.
You know 96052 now. You don’t know where it ranks.
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