Real Estate Investing in Montgomery Creek, California (96065)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96065 (Montgomery 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: 44.2% of homes vacant — above national norms.
- Declining values: -1.5% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 13.8% unemployment — tenant risk signal.
• 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 Montgomery Creek, CA (96065)?
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Market Analysis: 96065 Montgomery Creek
Stepping back, ZIP 96065 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $303K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 96065 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader CA picture, 96065 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 96065 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
seems to 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 Montgomery Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 96065 Compare?
| Metric | 96065 | Montgomery Creek | Redding, CA | California |
|---|---|---|---|---|
| Home Value | $302,942 | $302,942 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 96065 (Montgomery Creek, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $302,942 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 1.9% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | -1.5% ▼ |
| 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 (3.4%). 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 96065
Population: 346
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 96065
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 much is rent in Montgomery Creek, CA?
Average rent in Montgomery Creek, CA is approximately $1,314/mo per month. Against $303K home values that yields a reasonable rent-to-price ratio.
How qualified is the tenant pool in Montgomery Creek, CA?
Working renters make up the core of the Montgomery Creek, CA tenant base. The pool is reasonable for investors targeting long-term holds.
Is Montgomery Creek, CA a smart market for rental property?
Yes - Montgomery Creek, CA a 2.0/5 investability score. With $303K home prices against $1,314/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical home price in Montgomery Creek, CA?
Median home price in Montgomery Creek, CA is near $303K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
What is the rental occupancy rate in Montgomery Creek, CA?
Expect elevated vacancy in Montgomery Creek, CA. Rents at $1,314/mo are absorbed by the tenant base without meaningful lag.
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