Real Estate Investing in Red Bluff, California (96080)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96080 (Red Bluff, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Red Bluff, CA (96080)?
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Market Analysis: 96080 Red Bluff
Investors eyeing 96080 need to respect the fundamentals at play. Home values of $321K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 96080 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Red Bluff have seen price recovery that 96080 has not matched. Tehama County data supports the view that the spread is structural rather than temporary.
Looking more closely, 31,149 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 96080 is an operator game, not a passive one. Turning to rents, entry prices of $321K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Red Bluff:
Property Strategy for 96080
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $169,467 | $1,020 | 4.3% | +0.3% | $169,467 |
| 2BR | $229,412 | $1,340 | 4.2% | +2.6% | $114,706 |
| 3BR | $319,317 | $1,840 | 4.1% | +4.3% | $106,439 |
| 4BR | $394,213 | $2,250 | 4.1% | +3.9% | $98,553 |
| 5BR | $481,282 | — | — | +3.4% | $96,256 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 96080 Compare?
| Metric | 96080 | Red Bluff | Red Bluff, CA | California |
|---|---|---|---|---|
| Home Value | $321,155 | $321,155 | N/A | $761,003 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 5.7% |
| Avg Rent | $1,476 | $1,476 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 96080 (Red Bluff, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $321,155 |
| Monthly Rent | $1,476 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 96080
Population: 31,149
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 96080
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 home prices like in Red Bluff, CA?
Homes in Red Bluff, CA typically sell near $321K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Is Red Bluff in CA worth investing in?
Red Bluff, CA scores 3.0/5 for investability. Home values sit at $321K and rents near $1,476/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is it easy to find good tenants in Red Bluff, CA?
Tenant quality in Red Bluff, CA ranks as solid. Landlords generally report stable occupancy at market rents of $1,476/mo.
Which investment style suits Red Bluff, CA?
In Red Bluff, CA the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $321K prices and $1,476/mo rents suits that approach.
Is rental property easy to operate in Red Bluff, CA?
CA law tenant-protective for landlords, and Red Bluff inherits those rules. Investors should still review local ordinances for rental licensing.
You know 96080 now. You don’t know where it ranks.
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How 96080 ranks in Red Bluff, CA
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