The central measured tension in 95747 is that Zillow’s current ZIP asking-rent index is $2,931 per month while the matched ACS median gross rent is $2,182, a 34.3% gap. Zillow ZORI is a typical observed asking-rent index blended across rental types; ACS gross rent instead reflects a five-year survey of occupied renter homes and includes selected utilities. The local median household income is $136,750, and the 30% required-income screen for the current asking-rent index is $117,240. That screen is arithmetic, not advice or an applicant qualification rule. The difference between the income screen and the local median should not be read as evidence that a specific available rental is affordable to every household.
Recent asking-rent direction remains positive, but it is slower than the longer record. The one-year exact same-month annualized change was 1.7%, compared with 2.5% over three years and 2.6% over five years. Thus, the latest year confirms continued growth but does not fully match the stronger longer-run pace. The history has 138 monthly observations with 100% coverage. Annualized monthly-return variability of 2.1% suggests a relatively steady series, supporting more confidence in the current index than a highly erratic record would. Separately, the maximum drawdown was 1.9%, indicating the historical retreat was limited. Transparent national discovery ranks place momentum at 1,485, stability at 246, and balanced performance at 633 among history-eligible ZIPs; these are backward-looking measurements, not forecasts or investment recommendations.
The bedroom figures are modelled estimates, not measured bedroom rents. They scale the ZIP ZORI through the local HUD ladder and indicate approximately $2,267 for a studio, $2,380 for one bedroom, $2,931 for two bedrooms, $3,901 for three bedrooms, and $4,494 for four bedrooms. The local two-bedroom HUD benchmark is $2,870. HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent, so its role here is to shape the modelled bedroom ladder rather than to provide lease-market comparables. An actual advertised unit can differ because its condition, included utilities, concessions, lease term, and physical features are not represented by this scaling exercise.
The ACS housing profile provides a different lens on the renter base. The matched Census ZCTA reports 30,845 housing units, a 2.5% vacancy rate, and a 19.1% renter share. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP. Of vacant units, 153 are identified as vacant for rent. The structure mix includes 27,096 single-family units and 1,772 units in larger multifamily buildings. Among surveyed renter households, 53.7% report paying 30% or more of income toward gross rent. That burden measure concerns occupied surveyed households, includes the ACS gross-rent definition, and cannot prove the cost burden, occupancy condition, or availability of any particular rental unit.
Wider-area figures put the ZIP’s rent level in context without converting them into ZIP comparables. The Roseville city context rent is $2,645 and its median gross rent is $2,142; the Placer County context rent is $2,627 and its median gross rent is $2,069; the Sacramento-Roseville-Folsom, CA metro context rent is $2,308. Each is a city, county, or metro context measure rather than direct 95747 evidence. The ZIP asking-rent index sits above all three broader rent contexts, while its ACS gross-rent gap also remains important because the sources observe different rental populations and different rent concepts.
Redfin’s direct rolling-three-month ZIP resale observation describes the for-sale market, not rental transactions. Median sold price was $667,349, up 2.3% year over year, with 395 homes sold and median days on market of 22. There were 744 active listings, down 7.3%, while inventory stood at 303 homes, down 24.6%, and months of supply measured 2.3. The average sale-to-list result was 100.0%; 34.7% of sales closed above list, and 43.1% went off market within two weeks. Annualized ZIP ZORI divided by median sold price produces a 5.27% cross-source screening ratio only, not a cap rate, net return, expected return, or property yield. Resale price growth and tightening inventory appear firmer than the slower recent rent-growth reading, challenging any simplistic interpretation of the rent or affordability screens alone.
Source boundaries are especially consequential here. Zillow captures a ZIP-level asking-rent index, ACS describes occupied renter homes in the matched ZCTA, HUD supplies an administrative bedroom standard, and Redfin records direct ZIP resale outcomes. None establishes the rent, expenses, tenant demand, sale result, or condition of a particular property. A property-level review would need current same-bedroom advertised rentals, whether utilities or parking are included, any concessions and lease restrictions, listing duration, and the unit’s physical attributes. For a resale comparison, the relevant sold properties should also be checked for date, size, bedroom count, condition, and lot or building differences rather than matched only by ZIP.
The evidence therefore presents a stable-growth rent record with a substantial gap between current asking-rent indexing and surveyed occupied-home gross rent, alongside a resale market showing limited supply and positive sold-price movement. The ZIP’s high median household income provides context for the arithmetic rent screen, yet the renter burden share warns against treating area-level income as a household-level affordability finding. Low historical variability supports a measured reading of the current rent snapshot, but slower one-year growth and the source differences limit broad conclusions. The practical unresolved question is whether a specific unit’s all-in advertised rent and features actually align with the modelled bedroom range and the relevant current rental comparables.
","findings":[{"body":"Zillow’s $2,931 ZIP asking-rent index exceeds the ACS ZCTA median gross rent of $2,182. The comparison is useful as a market tension, but not as a like-for-like rent comparison: Zillow tracks typical asking rents across rental types, while ACS reports occupied renter homes and includes selected utilities.","title":"Current asking rent is well above surveyed gross rent"},{"body":"The one-year rent-history change of 1.7% is positive, yet below the three-year 2.5% and five-year 2.6% annualized rates. Low measured variability and a limited historical drawdown support a steadier historical reading, while the slower latest year prevents treating the longer-run pace as the current direction.","title":"Growth has stayed positive but has moderated"},{"body":"The matched ZCTA has a predominantly single-family housing stock, a relatively small renter share, and a low reported vacancy rate. More than half of surveyed renter households report gross-rent burdens of at least 30% of income. That is a household-survey result, not proof of affordability, vacancy, or operating conditions for any specific property.","title":"Housing composition and renter burden require separate interpretation"},{"body":"Redfin’s direct ZIP resale data show positive sold-price change, short marketing time, reduced inventory, and a meaningful share of homes selling above list. Those signals concern for-sale transactions only. They contrast with the ZIP’s slower latest rent growth and make the rent-price screening ratio an incomplete cross-source comparison rather than a property-economics conclusion.","title":"Resale liquidity looks firmer than recent rent momentum"}],"risks":["The Zillow, ACS, HUD, and Redfin series observe different universes, so apparent gaps can reflect asking rents, occupied-home gross rents, administrative standards, and resale transactions rather than a single market price.","The modelled bedroom ladder uses HUD relative standards to scale a ZIP-wide asking-rent index. It does not measure actual rents for units with particular locations, condition, amenities, utility treatment, or lease concessions.","The low reported vacancy rate and elevated renter-burden share are area-level ACS measures. Neither establishes whether a particular unit is available, competitively priced, physically suitable, or affordable to a particular household.","The Redfin screening ratio combines annualized asking rent with a median sold price from a separate resale dataset. It excludes operating costs, financing, taxes, maintenance, vacancy experience, and property-specific transaction differences."],"qa":[{"a":"The $2,931 figure is Zillow ZORI for the ZIP market identifier, a typical observed asking-rent index blended across rental types. It is not a survey median for occupied homes, a guarantee of available inventory, or a measured rent for a particular bedroom count or property.","q":"What does the current Zillow rent figure represent?"},{"a":"ACS median gross rent comes from a five-year survey of occupied renter homes in the matched ZCTA and includes selected utilities. Zillow tracks asking rents in the ZIP market. Different timing, occupancy status, utility treatment, rental mix, and geographic constructs can all contribute to the difference.","q":"Why is ACS gross rent lower than the Zillow asking-rent index?"},{"a":"The history is backward-looking and shows positive one-year, three-year, and five-year same-month changes. The latest one-year pace is slower than the longer rates, while low variability and a shallow maximum drawdown indicate a relatively stable prior path. It does not forecast future rents or recommend an investment action.","q":"How should the rent history be interpreted?"},{"a":"Review current same-bedroom listings, all included and excluded utilities, parking, concessions, lease length, listing duration, condition, and physical characteristics. For sale comparisons, verify actual closed transactions with similar size, bedroom count, age, condition, and sale timing rather than relying solely on ZIP-wide median resale data.","q":"What property-level checks remain necessary?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent 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