Sacramento-Roseville-Folsom, CA · California
Placer County
ZIP 95603
412,435 residents3,200 permits TTM$114,678 median HHI30 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$658,800
ACS 5-Year
Cap rate proxy
4.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
20.8%
HUD FMR ÷ ACS HHI
Net migration
+3.05%
IRS SOI
Permits (TTM)
3,200
Census BPS
Climate risk
93.1
FEMA NRI (0–100)
ZIP 95603
Median home value
$603,649
Gross yield
3.8%
Buy Box score
0.2
Section 8 gap
-4.1%
Affordability
P/I: 5.3R/I: 21.9%
Section 8 detail
SAFMR: $1,910Rent: $1,991Gap: -4.1%
ZIP code breakdown30 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 95648 | $636,989 | $2,780 | 5.2% | 5.6% | -7.5% |
| 95678 | $539,995 | $2,750 | 6.1% | 5.1% | 16.9% |
| 95747 | $660,642 | $2,870 | 5.2% | 5.1% | 2.6% |
| 95631 | $486,472 | $2,090 | 5.2% | 4.9% | 4.7% |
| 95713 | $491,794 | $1,990 | 4.9% | 4.9% | -0.1% |
| 95681 | $523,970 | $2,100 | 4.8% | 4.6% | 5.2% |
| 95703 | $531,524 | $1,860 | 4.2% | 4.5% | -7.0% |
| 95765 | $714,637 | $2,980 | 5.0% | 4.3% | 13.9% |
| 95677 | $648,065 | $2,780 | 5.1% | 4.2% | 17.7% |
| 95603 | $603,649 | $1,910 | 3.8% | 4.2% | -9.5% |
| 95602 | $627,755 | $2,040 | 3.9% | 3.8% | 2.4% |
| 95661 | $682,692 | $2,630 | 4.6% | 3.7% | 19.0% |
| 95722 | $658,306 | $2,610 | 4.8% | 3.6% | 23.7% |
| 95604 | $658,800county est. | $2,520 | 4.6% | 3.6% | 21.0% |
| 95701 | $658,800county est. | $2,320 | 4.2% | 3.6% | 14.2% |
| 95714 | $658,800county est. | $1,660 | 3.0% | 3.6% | -19.9% |
| 95715 | $658,800county est. | $2,610 | 4.8% | 3.6% | 23.7% |
| 95717 | $658,800county est. | $1,540 | 2.8% | 3.6% | -29.3% |
| 95728 | $658,800county est. | $2,420 | 4.4% | 3.6% | 17.7% |
| 95736 | $658,800county est. | $1,940 | 3.5% | 3.6% | -2.6% |
| 96140 | $658,800county est. | $2,520 | 4.6% | 3.6% | 21.0% |
| 96141 | $658,800county est. | $2,520 | 4.6% | 3.6% | 21.0% |
| 96143 | $658,800county est. | $1,760 | 3.2% | 3.6% | -13.1% |
| 96145 | $658,800county est. | $2,420 | 4.4% | 3.6% | 17.7% |
| 96148 | $658,800county est. | $1,940 | 3.5% | 3.6% | -2.6% |
| 95658 | $904,254 | $2,050 | 2.7% | 2.6% | 2.9% |
| 95663 | $909,772 | $2,180 | 2.9% | 2.6% | 8.7% |
| 95650 | $914,146 | $2,320 | 3.0% | 2.6% | 14.2% |
| 96146 | $979,545 | $2,940 | 3.6% | 2.4% | 32.3% |
| 95746 | $1,128,832 | $3,380 | 3.6% | 2.1% | 41.1% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
74.3%
Census ACS
Vacancy rate
11.8%
Census ACS
Bachelor's degree +
42.9%
Census ACS
Rent burdened
53.7%
Census ACS (>30% income)
Median age
42.4
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