Sacramento-Roseville-Folsom, CA · California
El Dorado County
ZIP 95634
192,299 residents341 permits TTM$106,190 median HHI23 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$640,500
ACS 5-Year
Cap rate proxy
4.2%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.4%
HUD FMR ÷ ACS HHI
Net migration
+2.59%
IRS SOI
Permits (TTM)
341
Census BPS
Climate risk
91.4
FEMA NRI (0–100)
ZIP 95634
Median home value
$406,191
Gross yield
7.1%
Cap rate
4.8%
Rent gap
32.5%
Affordability
P/I: 3.8R/I: —
Section 8 detail
SAFMR: $2,410Rent: $1,626Gap: 48.2%
ZIP code breakdown23 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 95634 | $406,191 | $2,410 | 7.1% | 4.8% | 32.5% |
| 95619 | $433,221 | $2,320 | 6.4% | 4.5% | 29.9% |
| 95635 | $470,738 | $2,660 | 6.8% | 4.1% | 38.9% |
| 95633 | $472,980 | $2,370 | 6.0% | 4.1% | 31.4% |
| 95684 | $448,217 | $2,010 | 5.4% | 4.4% | 19.1% |
Ranked by composite score
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Demographics
Owner-occupied
76.4%
Census ACS
Vacancy rate
19.7%
Census ACS
Bachelor's degree +
38.8%
Census ACS
Rent burdened
52.4%
Census ACS (>30% income)
Median age
46.1
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026