Real Estate Investing in Weed, California (96094)
Should you buy in 96094 (Weed, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 13.0% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Weed, CA (96094)?
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Market Analysis: 96094 Weed
The 96094 ZIP in Weed, CA is a local-operator market. Outside capital chasing a $310K entry has to pair deep knowledge with the discount.
Rent of $1,600/mo on a $310K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 96094 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 96094 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 96094 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 96094 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Weed:
Property Strategy for 96094
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $248,702 | $1,130 | 3.3% | +5.2% | $124,351 |
| 3BR | $324,679 | $1,570 | 3.5% | +5.9% | $108,226 |
| 4BR | $380,176 | $1,730 | 3.3% | +5.2% | $95,044 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 96094 Compare?
| Metric | 96094 | Weed | California |
|---|---|---|---|
| Home Value | $309,962 | $309,962 | $761,003 |
| 5-Year CAGR | 3.6% | 3.6% | 5.7% |
| Avg Rent | $1,600 | $1,600 | - |
| Cap Rate | 4.0% | 4.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 96094 (Weed, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $309,962 |
| Monthly Rent | $1,600 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (4.0%). 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 96094
Population: 6,674
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 96094
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Weed, CA stack up for property investment?
With a 3.0/5 investability score, Weed, CA ranks as a solid market for rental property investors. Median prices of $310K and rents of $1,600/mo drive the underlying numbers.
How much rent can I charge in Weed, CA?
Rental rates in Weed, CA average $1,600/mo. Tenant demand and $310K home values make the yield look reasonable by investor standards.
What investment strategy works best in Weed, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Weed, CA. With home values at $310K and rents near $1,600/mo, other strategies can work but produce consistent rather than outsized returns.
What kind of tenants rent in Weed, CA?
The renter base in Weed, CA is reasonable for the $1,600/mo price point. Screening well and pricing to market typically yields reliable tenants.
What kind of vacancy should I budget for in Weed, CA?
Expect elevated vacancy in Weed, CA. Rents at $1,600/mo are absorbed by the tenant base without meaningful lag.
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