Real Estate Investing in Kings Beach, California (96143)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 96143 (Kings Beach, 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: 53.1% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Kings Beach, CA (96143)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 96143 Kings Beach
Investors eyeing 96143 need to respect the fundamentals at play. Home values of $793K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 96143 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On balance, 96143 offers a low basis, the region around Kings Beach has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 96143 ZIP's population of 2,852 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Experienced landlords with local relationships tend to find 96143 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 Kings Beach:
Property Strategy for 96143
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $470,994 | $1,430 | 2.2% | +6.4% | $470,994 |
| 2BR | $580,663 | $1,760 | 2.2% | +6.3% | $290,331 |
| 3BR | $821,653 | $2,340 | 2.1% | +6.6% | $273,884 |
| 4BR | $1,107,337 | $2,700 | 1.8% | +7.4% | $276,834 |
| 5BR | $1,725,106 | — | — | — | $345,021 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 96143 Compare?
| Metric | 96143 | Kings Beach | Sacramento-Roseville-Folsom, CA | California |
|---|---|---|---|---|
| Home Value | $792,910 | $792,910 | N/A | $761,003 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 5.7% |
| Avg Rent | $6,000 | $6,000 | N/A | - |
| Cap Rate | 5.9% | 5.9% | - | - |
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 96143 (Kings Beach, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 96143 (Kings Beach, CA)?
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Property managers serving Placer County
Manage rentals here? List your business →B and B Real Estate offers houses for sale, realtor services, houses for rent, short term rentals, and vacation properties. summary from their website
Expert Property Management provides services for residential, commercial, multi-family, co-living, and mid-term rental properties in Sacramento. summary from their website
One Nest Real Estate & Property Management provides real estate and property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $792,910 |
| Monthly Rent | $6,000 |
| Price-to-Rent | 11.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.1% |
| Cap Rate | 5.9% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (5.9%). 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 96143
Population: 2,852
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 96143
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,048 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Kings Beach, CA?
Median home price in Kings Beach, CA is near $793K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What do landlords charge for rent in Kings Beach, CA?
Average rent in Kings Beach, CA is approximately $6,000/mo per month. Against $793K home values that yields a reasonable rent-to-price ratio.
What is the smart move for investors in Kings Beach, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Kings Beach, CA. The numbers - $793K homes against $6,000/mo rents - support that play.
Are landlord laws favorable in Kings Beach, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Kings Beach generally follows the statewide framework, so landlords face reasonable operating rules.
Does house hacking work in Kings Beach, CA?
The house hack math a challenging in Kings Beach, CA. Owner-occupant buyers benefit from the $6,000/mo rents and $793K home values.
You know 96143 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 96143 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 96143 ranks in Sacramento-Roseville-Folsom, CA
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