Sacramento-Roseville-Folsom, CA · California
Sacramento County
ZIP 95823
1.6M residents6,294 permits TTM$88,724 median HHI55 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$498,900
ACS 5-Year
Cap rate proxy
5.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
23.0%
HUD FMR ÷ ACS HHI
Net migration
+1.85%
IRS SOI
Permits (TTM)
6,294
Census BPS
Climate risk
98.1
FEMA NRI (0–100)
ZIP 95823
Median home value
$498,900
Gross yield
4.8%
Buy Box score
0.4
Section 8 gap
16.3%
Affordability
P/I: 4.8R/I: 30.1%
Section 8 detail
SAFMR: $1,980Rent: $1,702Gap: 16.3%
ZIP code breakdown55 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 95832 | $498,900 | $2,470 | 5.9% | 7.2% | -1.2% |
| 95660 | $498,900 | $2,090 | 5.0% | 6.7% | -2.8% |
| 95820 | $498,900 | $1,980 | 4.8% | 6.5% | -9.5% |
| 95815 | $498,900 | $1,860 | 4.5% | 6.5% | -3.0% |
| 95823 | $498,900 | $1,980 | 4.8% | 6.3% | -12.4% |
| 95838 | $498,900 | $2,080 | 5.0% | 6.3% | 0.8% |
| 95828 | $498,900 | $2,100 | 5.1% | 6.3% | -11.5% |
| 95833 | $498,900 | $2,480 | 6.0% | 5.8% | 11.5% |
| 95842 | $498,900 | $2,070 | 5.0% | 5.8% | 1.9% |
| 95822 | $498,900 | $2,090 | 5.0% | 5.8% | 0.3% |
| 95835 | $498,900 | $2,840 | 6.8% | 5.7% | 4.9% |
| 95824 | $498,900 | $1,800 | 4.3% | 5.5% | 8.2% |
| 95632 | $498,900 | $1,950 | 4.7% | 5.4% | -23.0% |
| 95670 | $498,900 | $2,160 | 5.2% | 5.4% | -0.2% |
| 95742 | $498,900 | $3,380 | 8.1% | 5.4% | 18.1% |
| 95829 | $498,900 | $2,720 | 6.5% | 5.3% | 3.9% |
| 95843 | $498,900 | $2,680 | 6.4% | 5.3% | 17.4% |
| 95817 | $498,900 | $2,040 | 4.9% | 5.3% | 0.5% |
| 95834 | $498,900 | $2,310 | 5.6% | 5.3% | 0.5% |
| 95758 | $498,900 | $2,460 | 5.9% | 5.2% | -1.8% |
| 95624 | $498,900 | $2,510 | 6.0% | 5.1% | -8.3% |
| 95825 | $498,900 | $2,260 | 5.4% | 5.1% | 25.4% |
| 95641 | $498,900 | $1,370 | 3.3% | 5.1% | -24.2% |
| 95621 | $498,900 | $2,180 | 5.2% | 5.1% | 13.4% |
| 95841 | $498,900 | $2,100 | 5.1% | 4.8% | 18.1% |
| 95757 | $498,900 | $3,280 | 7.9% | 4.8% | 15.1% |
| 95826 | $498,900 | $2,180 | 5.2% | 4.6% | 17.2% |
| 95673 | $498,900 | $2,300 | 5.5% | 4.6% | 26.0% |
| 95610 | $498,900 | $2,410 | 5.8% | 4.5% | 21.2% |
| 95662 | $498,900 | $2,440 | 5.9% | 4.4% | 16.2% |
| 95827 | $498,900 | $2,290 | 5.5% | 4.4% | 25.3% |
| 95814 | $498,900 | $2,120 | 5.1% | 4.2% | 11.0% |
| 95831 | $498,900 | $2,550 | 6.1% | 4.1% | 16.4% |
| 95615 | $498,900 | $1,350 | 3.2% | 4.1% | -26.1% |
| 95639 | $498,900county est. | $2,710 | 6.5% | 4.1% | 37.2% |
| 95652 | $498,900county est. | $2,470 | 5.9% | 4.1% | 31.1% |
| 95671 | $498,900county est. | $3,010 | 7.2% | 4.1% | 43.5% |
| 95680 | $498,900county est. | $1,950 | 4.7% | 4.1% | 12.7% |
| 95830 | $498,900 | $2,730 | 6.6% | 4.1% | 37.7% |
| 95837 | $498,900 | $1,990 | 4.8% | 4.1% | 14.5% |
| 95626 | $498,900 | $2,130 | 5.1% | 4.1% | 20.1% |
| 95819 | $498,900 | $2,640 | 6.3% | 4.0% | 7.7% |
| 95628 | $498,900 | $2,480 | 6.0% | 3.9% | 19.5% |
| 95608 | $498,900 | $2,190 | 5.3% | 3.9% | 15.7% |
| 95630 | $498,900 | $3,010 | 7.2% | 3.9% | 18.1% |
| 95821 | $498,900 | $1,990 | 4.8% | 3.9% | 19.9% |
| 95811 | $498,900 | $2,380 | 5.7% | 3.9% | 20.3% |
| 95864 | $498,900 | $2,370 | 5.7% | 3.9% | 0.3% |
| 95690 | $498,900 | $1,720 | 4.1% | 3.8% | 1.1% |
| 95655 | $498,900 | $3,070 | 7.4% | 3.6% | 44.6% |
| 95818 | $498,900 | $2,520 | 6.1% | 3.5% | 20.3% |
| 95816 | $498,900 | $2,730 | 6.6% | 3.1% | 34.7% |
| 95683 | $498,900 | $3,370 | 8.1% | 2.9% | 49.5% |
| 95638 | $498,900 | $2,200 | 5.3% | 2.6% | 22.6% |
| 95693 | $498,900 | $2,480 | 6.0% | 2.2% | 31.4% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
58.6%
Census ACS
Vacancy rate
4.3%
Census ACS
Bachelor's degree +
33.3%
Census ACS
Rent burdened
52.7%
Census ACS (>30% income)
Median age
37.2
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