Real Estate Investing in Herlong, California (96113)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96113 (Herlong, CA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 41.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Herlong, CA (96113)?
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Market Analysis: 96113 Herlong
On the rental side, ZIP 96113 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $125K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 96113 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader CA picture, 96113 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A impressive renter share of 49% in 96113 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 96113 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Herlong:
Property Strategy for 96113
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $109,311 | $1,220 | 8.0% | +5.2% | $54,655 |
| 3BR | $136,131 | $1,700 | 9.0% | +3.8% | $45,377 |
Market Trends
Home Value History (with trend line)
📊 How Does 96113 Compare?
| Metric | 96113 | Herlong | Susanville, CA | California |
|---|---|---|---|---|
| Home Value | $125,408 | $125,408 | N/A | $761,003 |
| 5-Year CAGR | 0.4% | 0.4% | N/A | 5.7% |
| Avg Rent | $1,098 | $1,098 | N/A | - |
| Cap Rate | 6.8% | 6.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 96113 (Herlong, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $125,408 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 9.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.5% |
| Cap Rate | 6.8% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.8%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 96113
Population: 2,310
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 96113
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
Are homes affordable in Herlong, CA?
Herlong, CA home values average about $125K. That price point suits investors targeting rentals with $1,098/mo in monthly income.
How much do tenants pay in Herlong, CA?
Rent in Herlong, CA is around $1,098/mo. The resulting rent-to-value relationship with $125K pricing is reasonable for most investor models.
What strategy should investors use in Herlong, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Herlong, CA. With home values at $125K and rents near $1,098/mo, other strategies can work but produce reliable rather than outsized returns.
Is CA a landlord-friendly state?
The landlord environment in Herlong, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Is the tenant base reliable in Herlong, CA?
The renter base in Herlong, CA is reasonable for the $1,098/mo price point. Screening well and pricing to market typically yields consistent tenants.
You know 96113 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 96113 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.
How 96113 ranks in Susanville, CA
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