Sacramento, CA — Rental Investment Analysis
🟡MODERATE— average returnsCap Rate
4.1%
Below average
Monthly Cash Flow
-$863
After all expenses
Price-to-Rent
14.2
Investor-friendly
DSCR
0.64
Fails
📊 Key Metrics
- Median Home Price
- $468,099
- Average Rent (3BR)
- $2,685/mo
- Price-to-Rent Ratio
- 14.2(good)
- 1% Rule
- 0.59%(fails — need 1%+)
- Cash-on-Cash Return
- -10.0%
- Vacancy Rate
- 8.0%
📈 Market Strength
Assumptions Used
20% down, 7.000000000000001% rate, 30yr, 8% vacancy, 10% maintenance
Customize these numbers →📈 Population Movement (Tax Year 2021→2022)
Net Migration
-1,982 households
SHRINKING
Total Inflow
626,979
households moved in
Avg Income (New Residents)
$86,735
per household
Where they're coming from:
1.Sacramento Non-migrants, CA602,380 households · avg $86,920
2.Placer, CA3,414 households · avg $79,395
3.Alameda, CA1,961 households · avg $102,393
4.Santa Clara, CA1,852 households · avg $122,154
5.San Joaquin, CA1,724 households · avg $61,228
Where residents are leaving to:
1.Sacramento Non-migrants, CA602,380 households
2.Placer, CA4,975 households
3.El Dorado, CA1,805 households
4.San Joaquin, CA1,274 households
5.Los Angeles, CA1,225 households
💡 Net outflow may indicate weakening demand — but can mean lower prices and higher cap rates.
🏘️ Best Zip Codes in Sacramento for Investors
All Zip Codes in Sacramento
| Zip | Cap Rate | Cash Flow | Home Price | Rent (3BR) | DSCR |
|---|---|---|---|---|---|
| 95715 | 7.5% | +$346 | $363,550 | $3,410/mo | 1.18 |
| 95636 | 6.7% | +$79 | $330,185 | $2,810/mo | 1.04 |
| 95832 | 5.8% | -$189 | $422,263 | $3,240/mo | 0.92 |
| 95833 | 5.0% | -$510 | $458,931 | $3,150/mo | 0.79 |
| 95660 | 4.9% | -$478 | $387,341 | $2,600/mo | 0.77 |
| 95825 | 4.9% | -$511 | $404,387 | $2,700/mo | 0.76 |
| 95835 | 4.8% | -$768 | $575,163 | $3,790/mo | 0.75 |
| 95815 | 4.6% | -$519 | $356,921 | $2,300/mo | 0.73 |
| 95820 | 4.5% | -$656 | $405,120 | $2,530/mo | 0.70 |
| 95842 | 4.4% | -$698 | $423,642 | $2,630/mo | 0.69 |
| 95824 | 4.3% | -$640 | $367,513 | $2,240/mo | 0.67 |
| 95838 | 4.3% | -$705 | $397,794 | $2,410/mo | 0.67 |
| 95822 | 4.2% | -$784 | $437,546 | $2,640/mo | 0.66 |
| 95829 | 4.1% | -$1,128 | $595,664 | $3,520/mo | 0.64 |
| 95841 | 4.1% | -$825 | $433,902 | $2,560/mo | 0.64 |
| 95828 | 4.1% | -$884 | $456,125 | $2,670/mo | 0.64 |
| 95823 | 4.0% | -$843 | $428,015 | $2,490/mo | 0.63 |
| 95834 | 3.9% | -$1,117 | $528,370 | $2,980/mo | 0.60 |
| 95817 | 3.5% | -$1,158 | $477,268 | $2,510/mo | 0.54 |
| 95811 | 3.3% | -$1,539 | $599,541 | $3,050/mo | 0.52 |
| 95821 | 3.3% | -$1,301 | $498,472 | $2,510/mo | 0.51 |
| 95831 | 3.3% | -$1,661 | $635,892 | $3,200/mo | 0.51 |
| 95814 | 3.0% | -$1,539 | $549,627 | $2,640/mo | 0.47 |
| 95816 | 2.9% | -$2,089 | $719,976 | $3,370/mo | 0.45 |
| 95819 | 2.8% | -$2,268 | $758,709 | $3,470/mo | 0.44 |
| 95818 | 2.5% | -$2,356 | $718,277 | $3,030/mo | 0.38 |
| 95864 | 2.3% | -$2,544 | $752,328 | $3,080/mo | 0.36 |
| 95830 | 1.7% | -$3,996 | $1,026,160 | $3,560/mo | 0.27 |
| 95837 | 0.8% | -$4,662 | $1,005,785 | $2,580/mo | 0.13 |
| 95837 | 0.8% | -$4,662 | $1,005,785 | $2,580/mo | 0.13 |