Real Estate Investing in Cedarville, California (96104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96104 (Cedarville, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• 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 Cedarville, CA (96104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 96104 Cedarville
Investors eyeing 96104 need to respect the fundamentals at play. Home values of $231K come alongside slower price movement and elevated management overhead.
Rent of $999/mo on a $231K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 96104 sits below the stated 0.0% once reality is priced in.
Regionally, 96104 sits on the difficult end of the CA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 96104 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.
appears 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 Cedarville:
Property Strategy for 96104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $191,952 | $1,110 | 4.2% | +7.1% | $95,976 |
| 3BR | $243,593 | $1,440 | 4.3% | +9.0% | $81,198 |
Market Trends
Home Value History (with trend line)
📊 How Does 96104 Compare?
| Metric | 96104 | Cedarville | California |
|---|---|---|---|
| Home Value | $231,171 | $231,171 | $761,003 |
| 5-Year CAGR | 5.8% | 5.8% | 5.7% |
| Avg Rent | $999 | $999 | - |
| Cap Rate | 3.4% | 3.4% | - |
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 96104 (Cedarville, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 96104 (Cedarville, CA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $231,171 |
| Monthly Rent | $999 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 96104
Population: 883
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 96104
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 Cedarville, CA?
The typical rental in Cedarville, CA commands about $999/mo monthly. That rent profile measured cash flow against the $231K purchase basis.
How qualified is the tenant pool in Cedarville, CA?
The renter base in Cedarville, CA is reasonable for the $999/mo price point. Screening well and pricing to market typically yields steady tenants.
What is the rental occupancy rate in Cedarville, CA?
Cedarville, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
How should investors approach Cedarville, CA?
Cedarville, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($231K prices, $999/mo rents) make it a reasonable choice.
Is Cedarville, CA a good market for buy-and-hold investors?
Yes - Cedarville, CA a 3.0/5 investability score. With $231K home prices against $999/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 96104 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 96104 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 96104 (Cedarville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 96104 (Cedarville, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.