ZIP 95834’s latest Zillow ZORI is $2,476 in June 2026, after a 0.6% year-over-year decline. Zillow ZORI is a ZIP-level typical observed asking-rent index blended across rental types, so it is the clearest current rent signal in this packet but not a quote for a specific available home. Annualizing that index produces a $99,040 required-income screen at 30% of income, close to the matched area median household income of $101,260. That comparison is arithmetic, not advice, an applicant qualification rule, or evidence about any household’s actual budget.
The rent history breaks from its longer path rather than extending it. Exact same-month annualized Zillow ZORI change was negative 0.6% over 1 year, while the 3-year and 5-year rates remained positive at 1.6% and 2.3%. The series has full coverage across its available history, which reduces concern that the cooling reading is an artifact of missing months. Annualized monthly-return variability of 2.3% indicates relatively limited month-to-month movement around that path; separately, the maximum drawdown of 2.4% shows the largest peak-to-trough retreat was contained. Transparent national discovery ranks place stability at 416 and momentum at 2,275, reinforcing the distinction between a comparatively stable record and weak recent direction. These are backward-looking measurements, not forecasts or investment recommendations, but they support more confidence in the index’s measurement than in extrapolating one current rent snapshot.
The five-digit label 95834 is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In the ACS 2024 five-year survey, median gross rent was $1,782, a measure for occupied renter homes that includes selected utilities. The current Zillow asking-rent index is 39% higher, a source-universe difference rather than a contradiction. ACS reports renters as 47.6% of occupied homes, with 3,423 renter households, or 55.0%, spending at least the burden threshold. The ZCTA contained 14,118 housing units, including 1,048 vacant units for a 7.4% vacancy rate; 638 units were classified as vacant for rent. Neither the vacancy count nor the burden share proves availability, price, or affordability for a particular unit.
Bedroom figures should be read as modelled estimates, never measured bedroom rents. Scaling ZIP ZORI with the local HUD ladder produces monthly estimates of $1,919, $2,015, $2,476, $3,291, and $3,794 from studio through four bedrooms. The two-bedroom model aligns with the ZIP index because the ladder anchors that category to the index, while larger and smaller categories are proportional estimates rather than separately observed lease data. HUD FMR/SAFMR is an administrative, bedroom-specific standard, not asking rent; its local ladder supplies the scaling relationship but does not convert the resulting estimates into market listings or transaction evidence.
Wider-area context is lower, but it cannot replace the direct ZIP observation: Sacramento city context rent is $2,071, Sacramento County context rent is $2,197, and the Sacramento-Roseville-Folsom, CA metro context rent is $2,308. Each comparison belongs to its named city, county, or metro scope in the same period context, rather than to ZIP 95834 itself. Their common direction makes the ZIP’s asking-rent reading comparatively elevated within the supplied broader benchmarks, yet none of these wider values identifies the rent of a local bedroom type, an occupied ACS household, or a particular advertised property.
The direct rolling-three-month ZIP resale observation adds a separate cooling signal in the for-sale universe. Median sold price was $489,389, down 4.0% year over year, with 74 homes sold and a median 27 days on market. Inventory was 87 homes and months of supply stood at 3.6. At the same time, average sale-to-list was 100.24%, and 32.0% of sales closed above list, so resale activity was not uniformly weak despite the lower median price. Annualized ZIP ZORI divided by median sold price produces a 6.1% cross-source screening ratio only. It is not a cap rate, net return, expected return, property yield, or evidence about operating costs. Redfin describes ZIP resale transactions, not rental transactions or rental comparables.
The principal tension is therefore mixed rather than one-sided. Current asking rent has eased, and the resale median price also declined, which confirms a recent softening across two distinct measurement systems. Yet the longer rent record remains positive, the income screen sits near the area median household income, and ACS still shows a substantial burden share among occupied renters. Meanwhile, sale-to-list evidence shows some competitive resale closings even as the resale median fell. These facts do not establish a cause, a future direction, or property-level economics. They instead show why current asking rent, historical rent movement, renter burden, and resale liquidity should remain separate lenses.
The packet cannot determine the advertised rent, lease concessions, included utilities, condition, or bedroom classification of a specific home. Property-level resolution would require confirming the delivery address against the relevant ZIP and ZCTA boundaries, the actual bedroom count, the live advertised rent, lease term, utility responsibility, and any concessions. For a property associated with a sale, unresolved checks also include the listing history, contract terms, physical condition, and whether the observed transaction resembles the property being evaluated. Those details are necessary because the index, survey, HUD standard, and resale observation each answer different questions.
","findings":[{"body":"The latest Zillow asking-rent reading declined from the prior year, while the matched longer intervals still showed positive annualized growth. That divergence is decision-useful because it frames the present level as a cooling observation rather than evidence that the prior multi-year trajectory is continuing. Complete historical coverage and comparatively strong stability evidence improve measurement confidence, not forward certainty.","title":"Cooling is recent, not the full historical record"},{"body":"The current asking-rent index materially exceeds ACS median gross rent, but the measures cover different populations, timing, and utility treatment. ACS describes occupied renter homes over a multi-year survey period, while ZORI reflects typical observed asking rents. The burden share adds evidence of household payment pressure in the survey universe without establishing affordability for a newly marketed unit.","title":"Asking rent and renter experience are materially different measures"},{"body":"The direct ZIP resale record shows a lower median sold price from a year earlier, alongside completed sales, limited marketing time, and average sales slightly above list. This combination challenges any simple reading of the resale market as either uniformly weak or uniformly competitive. It also remains separate from rental activity, lease pricing, expenses, and property income.","title":"Resale evidence signals easing prices with active closing behavior"},{"body":"The bedroom ladder translates the ZIP asking-rent index through local HUD bedroom relationships. It is useful for comparing the implied relative cost of different bedroom counts, but it does not measure active listings, executed leases, concessions, or utility treatment by bedroom type. The HUD standard is administrative and should not be treated as a direct rental-market transaction price.","title":"Bedroom rents are scaled estimates rather than observed quotes"}],"risks":["The asking-rent index, ACS gross-rent survey, and HUD standard cover different populations, utility treatment, timing, and purposes, so direct comparisons can overstate similarity to a newly advertised unit.","The reported renter burden share describes surveyed occupied renter households rather than a particular applicant or property, and it cannot prove that any available unit is affordable or unaffordable.","Vacant-for-rent units are a census classification rather than a live availability feed, so the reported vacancy evidence does not establish current inventory, condition, lease terms, or concessions.","The resale screening ratio combines rent and sale sources without operating expenses, financing, taxes, maintenance, or property characteristics; it cannot represent cap rate, net return, expected return, or yield."],"qa":[{"a":"Zillow ZORI measures typical observed asking rents at the ZIP level and blends rental types. ACS median gross rent is a multi-year survey statistic for occupied renter homes and includes selected utilities. Different timing, populations, utility treatment, and measurement methods can create a sizable gap without either series invalidating the other.","q":"Why is the Zillow asking-rent figure above ACS median gross rent?"},{"a":"No. The bedroom figures are modelled monthly estimates created by scaling the ZIP Zillow asking-rent index through the local HUD bedroom ladder. They provide a consistent relative bedroom framework, but they are not measured lease rents, active listings, closed rental transactions, or proof of the cost of any particular unit.","q":"Are the bedroom figures observed rents for available apartments or homes?"},{"a":"No. Redfin here is a direct rolling-three-month ZIP resale observation covering sold prices, sales volume, marketing time, inventory, supply, and sale-to-list outcomes. Those are for-sale market indicators. They can be compared cautiously with rent evidence as separate signals, but they do not provide rental comparables or property operating economics.","q":"Does the Redfin evidence describe the rental market?"},{"a":"The supplied sources do not identify the exact advertised rent, bedroom classification, lease duration, included utilities, concessions, property condition, or transaction terms for an individual address. They also cannot determine whether a specific address aligns cleanly with ZIP and ZCTA boundaries. Those unresolved facts prevent conversion of area indicators into unit-specific conclusions.","q":"What information remains unresolved at the property level?"}],"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 fallback","release":"ZIP-CBSA 2025Q4 + SAFMR FY2026","pulledAt":"2026-07-26","url":"https://www.huduser.gov/portal/datasets/usps_crosswalk.html"},{"key":"realtor_county","name":"Realtor.com Economic Research — county listing inventory","release":"county inventory 2026-06","pulledAt":"2026-07-28","url":"https://www.realtor.com/research/data/"},{"key":"redfin","name":"Redfin Data Center — inventory, days on market, and price cuts","release":"metro tracker through 2026-05-01","pulledAt":"2026-07-26","url":"https://www.redfin.com/news/data-center/"},{"key":"redfin_zip","name":"Redfin Data Center — ZIP resale activity and supply","release":"ZIP rolling 3 months through 2026-06-30; updated 2026-07-03","pulledAt":"2026-08-12","url":"https://www.redfin.com/news/data-center/"},{"key":"zillow_county","name":"Zillow ZHVI and ZORI — county values and rents","release":"county ZHVI/ZORI 2026-06","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori","name":"Zillow ZORI — metro market rents","release":"Metro_zori_uc_sfrcondomfr_sm_sa_month.csv","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_city","name":"Zillow ZORI — city market rents","release":"zillow_zori_city.csv","pulledAt":"2026-07-29","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_zip","name":"Zillow ZORI — ZIP market rents","release":"ZORI ZIP 2026-06","pulledAt":"2026-08-08","url":"https://www.zillow.com/research/data/"}],"history":[{"period":"2016-05-01","rent":1506.498918},{"period":"2016-06-01","rent":1522.18491},{"period":"2016-07-01","rent":1546.840776},{"period":"2016-08-01","rent":1547.537247},{"period":"2016-09-01","rent":1552.499227},{"period":"2016-10-01","rent":1556.15163},{"period":"2016-11-01","rent":1551.013808},{"period":"2016-12-01","rent":1575.941386},{"period":"2017-01-01","rent":1595.54285},{"period":"2017-02-01","rent":1607.535753},{"period":"2017-03-01","rent":1604.326951},{"period":"2017-04-01","rent":1625.716618},{"period":"2017-05-01","rent":1645.625745},{"period":"2017-06-01","rent":1659.593129},{"period":"2017-07-01","rent":1670.198284},{"period":"2017-08-01","rent":1708.382685},{"period":"2017-09-01","rent":1733.000308},{"period":"2017-10-01","rent":1742.489594},{"period":"2017-11-01","rent":1732.734915},{"period":"2017-12-01","rent":1737.007776},{"period":"2018-01-01","rent":1735.667635},{"period":"2018-02-01","rent":1749.754946},{"period":"2018-03-01","rent":1757.241761},{"period":"2018-04-01","rent":1763.018578},{"period":"2018-05-01","rent":1768.374925},{"period":"2018-06-01","rent":1783.550268},{"period":"2018-07-01","rent":1779.096925},{"period":"2018-08-01","rent":1778.959812},{"period":"2018-09-01","rent":1770.055372},{"period":"2018-10-01","rent":1779.463965},{"period":"2018-11-01","rent":1811.250168},{"period":"2018-12-01","rent":1819.615473},{"period":"2019-01-01","rent":1832.692415},{"period":"2019-02-01","rent":1816.552651},{"period":"2019-03-01","rent":1830.287549},{"period":"2019-04-01","rent":1833.282605},{"period":"2019-05-01","rent":1842.394592},{"period":"2019-06-01","rent":1840.563642},{"period":"2019-07-01","rent":1854.159963},{"period":"2019-08-01","rent":1855.704542},{"period":"2019-09-01","rent":1870.292048},{"period":"2019-10-01","rent":1877.604565},{"period":"2019-11-01","rent":1879.5362},{"period":"2019-12-01","rent":1885.447975},{"period":"2020-01-01","rent":1892.138043},{"period":"2020-02-01","rent":1914.134245},{"period":"2020-03-01","rent":1910.268794},{"period":"2020-04-01","rent":1916.490836},{"period":"2020-05-01","rent":1895.957107},{"period":"2020-06-01","rent":1900.39922},{"period":"2020-07-01","rent":1904.104141},{"period":"2020-08-01","rent":1925.350115},{"period":"2020-09-01","rent":1943.206511},{"period":"2020-10-01","rent":1963.697886},{"period":"2020-11-01","rent":1991.313838},{"period":"2020-12-01","rent":2019.710555},{"period":"2021-01-01","rent":2054.381426},{"period":"2021-02-01","rent":2075.787273},{"period":"2021-03-01","rent":2101.696605},{"period":"2021-04-01","rent":2133.413188},{"period":"2021-05-01","rent":2183.994406},{"period":"2021-06-01","rent":2211.655028},{"period":"2021-07-01","rent":2239.79912},{"period":"2021-08-01","rent":2262.210173},{"period":"2021-09-01","rent":2280.666561},{"period":"2021-10-01","rent":2283.672429},{"period":"2021-11-01","rent":2289.162319},{"period":"2021-12-01","rent":2316.205114},{"period":"2022-01-01","rent":2341.100582},{"period":"2022-02-01","rent":2335.855814},{"period":"2022-03-01","rent":2329.13988},{"period":"2022-04-01","rent":2319.023655},{"period":"2022-05-01","rent":2322.316164},{"period":"2022-06-01","rent":2330.57352},{"period":"2022-07-01","rent":2343.187377},{"period":"2022-08-01","rent":2349.464753},{"period":"2022-09-01","rent":2361.312614},{"period":"2022-10-01","rent":2374.526336},{"period":"2022-11-01","rent":2373.986955},{"period":"2022-12-01","rent":2333.882558},{"period":"2023-01-01","rent":2316.755027},{"period":"2023-02-01","rent":2323.547642},{"period":"2023-03-01","rent":2357.396741},{"period":"2023-04-01","rent":2367.375607},{"period":"2023-05-01","rent":2370.56772},{"period":"2023-06-01","rent":2360.268593},{"period":"2023-07-01","rent":2354.443193},{"period":"2023-08-01","rent":2363.307641},{"period":"2023-09-01","rent":2375.835813},{"period":"2023-10-01","rent":2379.98756},{"period":"2023-11-01","rent":2372.862584},{"period":"2023-12-01","rent":2386.856311},{"period":"2024-01-01","rent":2403.66382},{"period":"2024-02-01","rent":2422.859644},{"period":"2024-03-01","rent":2415.151275},{"period":"2024-04-01","rent":2427.57251},{"period":"2024-05-01","rent":2422.731462},{"period":"2024-06-01","rent":2438.822628},{"period":"2024-07-01","rent":2447.462843},{"period":"2024-08-01","rent":2456.875614},{"period":"2024-09-01","rent":2460.839777},{"period":"2024-10-01","rent":2472.00428},{"period":"2024-11-01","rent":2479.892726},{"period":"2024-12-01","rent":2484.664429},{"period":"2025-01-01","rent":2469.237849},{"period":"2025-02-01","rent":2465.608586},{"period":"2025-03-01","rent":2473.744093},{"period":"2025-04-01","rent":2485.375568},{"period":"2025-05-01","rent":2490.942074},{"period":"2025-06-01","rent":2490.206248},{"period":"2025-07-01","rent":2492.491444},{"period":"2025-08-01","rent":2488.170309},{"period":"2025-09-01","rent":2484.637945},{"period":"2025-10-01","rent":2479.269762},{"period":"2025-11-01","rent":2483.845794},{"period":"2025-12-01","rent":2487.043351},{"period":"2026-01-01","rent":2499.067636},{"period":"2026-02-01","rent":2496.275008},{"period":"2026-03-01","rent":2491.426402},{"period":"2026-04-01","rent":2478.541006},{"period":"2026-05-01","rent":2478.942248},{"period":"2026-06-01","rent":2475.822222}],"historySummary":{"pointCount":122,"firstPeriod":"2016-05-01","latestPeriod":"2026-06-01","coverageMonths":122,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":2490.206248,"endRent":2475.822222,"change":-0.0057762388201991754,"cagr":-0.0057762388201991754},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":2360.268593,"endRent":2475.822222,"change":0.048957830198946395,"cagr":0.016059973248145676},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":2211.655028,"endRent":2475.822222,"change":0.11944321815816195,"cagr":0.022822831785485054}},"maxDrawdown":-0.02432961392094657,"annualizedVolatility":0.023094227735400333,"consecutiveReturnCount":121}}