Real Estate Investing in Tulelake, California (96134)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96134 (Tulelake, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 29.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
- 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 Tulelake, CA (96134)?
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Market Analysis: 96134 Tulelake
This part of Modoc is not an easy win. The 96134 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 96134 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader CA picture, 96134 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 96134 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 96134 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Tulelake:
Property Strategy for 96134
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $109,772 | $1,090 | 7.1% | +0.2% | $54,886 |
| 3BR | $181,478 | $1,520 | 6.0% | +4.6% | $60,493 |
Market Trends
Home Value History (with trend line)
📊 How Does 96134 Compare?
| Metric | 96134 | Tulelake | California |
|---|---|---|---|
| Home Value | $160,797 | $160,797 | $761,003 |
| 5-Year CAGR | 0.9% | 0.9% | 5.7% |
| Avg Rent | $981 | $981 | - |
| Cap Rate | 4.8% | 4.8% | - |
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 96134 (Tulelake, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $160,797 |
| Monthly Rent | $981 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.8% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (4.8%). 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 96134
Population: 2,347
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 96134
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
Is housing expensive in Tulelake, CA?
The median home value in Tulelake, CA is roughly $161K. That puts it reasonable relative to the CA statewide average.
Does Tulelake, CA favor landlords or tenants?
Landlord-friendliness in Tulelake, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is the tenant base reliable in Tulelake, CA?
Expect a solid tenant pool in Tulelake, CA. The rental market absorbs $981/mo rents without meaningful friction.
Is Tulelake, CA a good market for buy-and-hold investors?
Tulelake, CA reflects an investability rating of 3.0/5, with median home values near $161K and average rents around $981/mo. That combination puts it in the healthy tier for investor interest.
What monthly rent should investors expect in Tulelake, CA?
The typical rental in Tulelake, CA commands about $981/mo monthly. That rent profile reliable cash flow against the $161K purchase basis.
You know 96134 now. You don’t know where it ranks.
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