Sacramento, CA
Sacramento merits further investigation for buyers willing to accept modest current income and make careful property selections; buyers requiring strong immediate yield or easy affordability should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Sacramento merits further investigation for buyers willing to accept modest current income and make careful property selections; buyers requiring strong immediate yield or easy affordability should avoid it. Median asking rent is $2,308 against a $584,122 median home value, producing a 4.74% gross yield. Operating costs and net yield are not published.
Opportunity comes from positive employment and rent movement: CES jobs rose 0.68% year over year and median asking rent rose 2.03%. Median home value fell 1.27%. Rental pricing moved up while asset pricing moved down, but these metro measures do not establish property-level cash flow or future appreciation.
Risk sits in affordability, resident movement, supply and water exposure. Price-to-income is 6.01, net migration was -1,748 households, and permits totaled 11,094. Inland flood is the dominant hazard. This combination supports neighborhood-level review rather than a broad metro purchase.
Frequently Asked Investor Questions
What are the latest job and rent signals?
What do current for-sale conditions show?
What does the migration record show?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Sacramento as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 74 | 30% | 22.20 |
| Rent trend | 29 | 25% | 7.25 |
| Affordability | 27 | 15% | 4.05 |
| Supply pressure | 53 | 15% | 7.95 |
| Climate risk | 52 | 15% | 7.80 |
| Published score | 49 | ||
CES jobs rose 0.68% year over year -> employment is expanding, but the pace is modest.
Median asking rent rose 2.03% year over year while gross yield is 4.74% -> rent movement is positive, but current income relative to price is limited.
A 6.01 price-to-income ratio and 28.5% rent-to-income ratio -> home values are high relative to income, while median rent takes a meaningful income share.
A 2.7-month supply and 31.83% price-drop rate -> limited inventory coexists with visible seller price reductions.
Inland flood is the dominant hazard and the annual building-value loss ratio is 0.001395 -> water exposure needs property-level review.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Current income is limited to a 4.74% gross yield, with operating costs and net yield not published.
- Tax-filing net migration is -1,748 households, a weak resident-demand signal.
- Inland flood is the dominant hazard, and the annual building-value loss ratio is 0.001395.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
Metros that behave like Sacramento
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Sacramento, CA (Target) | 49 | $584k | $2,308 | 4.7% | ▲ 0.7% |
| Riverside, CA | 35 | $586k | $2,539 | 5.2% | ▲ 0.5% |
| Denver, CO | 36 | $573k | $1,930 | 4.0% | ▼ 0.1% |
| Austin, TX | 51 | $427k | $1,653 | 4.7% | ▲ 1.4% |
| Nashville, TN | 39 | $458k | $1,810 | 4.8% | ▲ 0.6% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |