Real Estate Investing in Etna, California (96027)
Should you buy in 96027 (Etna, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 8.1% unemployment — tenant risk signal.
What’s happening in Etna, CA (96027)?
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Market Analysis: 96027 Etna
ZIP 96027 in Etna, CA carries a robust set of headwinds. Home values near $284K and rents of $1,089/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 96027 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within CA, ZIP 96027 trails on several market indicators that neighboring Siskiyou County submarkets outperform. The gap is real and durable enough to shape underwriting.
The 96027 ZIP's population of 1,872 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 96027 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Etna:
Property Strategy for 96027
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $218,693 | $1,210 | 4.0% | +4.6% | $109,346 |
| 3BR | $306,258 | $1,680 | 3.9% | +5.5% | $102,086 |
Market Trends
Home Value History (with trend line)
📊 How Does 96027 Compare?
| Metric | 96027 | Etna | California |
|---|---|---|---|
| Home Value | $283,942 | $291,943 | $761,003 |
| 5-Year CAGR | 3.0% | 2.8% | 5.7% |
| Avg Rent | $1,089 | $1,098 | - |
| Cap Rate | 3.0% | 2.9% | - |
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 96027 (Etna, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $283,942 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (3.0%). 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 96027
Population: 1,872
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 96027
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.
Frequently Asked Questions
What type of investing works in Etna, CA?
In Etna, CA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $284K prices and $1,089/mo rents suits that approach.
What is the average monthly rent in Etna, CA?
Investors in Etna, CA typically see rents near $1,089/mo per month against $284K home values - a solid setup for rental cash flow.
What kind of tenants rent in Etna, CA?
The renter base in Etna, CA is reasonable for the $1,089/mo price point. Screening well and pricing to market typically yields steady tenants.
Is Etna, CA a smart market for rental property?
Etna, CA stands at an investability rating of 3.0/5, with median home values near $284K and average rents around $1,089/mo. That combination puts it in the healthy tier for investor interest.
How strict are landlord regulations in Etna, CA?
For rental operators, Etna, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
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