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Market MapCaliforniaSutter

Sutter County

CaliforniaPopulation: 99,101
50
/100
Hold
#784 of 1,000 counties
#16 in California (58 counties)

Market Snapshot

$428,256
Median Home Price
57% above national median
$2,125/mo
Median Rent
42% above national median
5.95%
Rent-to-Price Ratio
Top 51% nationally
-$864
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$428,256
Down Payment (20%)$85,651
Loan Amount$342,605
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,125
Monthly P&I-$2,245
Est. Expenses (35%)-$744
Net Cash Flow-$864/mo
3.9%
Cap Rate (all cash)
-10.5%
Cash-on-Cash Return
5.95%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 3.9% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full AnalysisTry House Hack Strategy

Score Breakdown

Overall Investment Score
50/100
50
Cash Flow(30%)
59/100

Based on 5.95% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
44/100

Based on -1.1% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
42/100

Price-to-income ratio of 5.9x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

  • +Complete rent data available

Challenges

  • -Declining home values (-1.1% YoY)
  • -Negative cash flow at typical financing (-$864/mo)
  • -Negative leverage (cap rate 3.9% < mortgage rate 6.9%)

Economic Indicators

Population
99,101
Median Income
$72,654
vs $62,400 national est.
Unemployment Rate
—
Data pending
Price-to-Income
5.9x
Less affordable

Compare to Nearby Counties

CountyVerdict
FresnoCA
52$399,477$2,0346.11%HoldView
KernCA
52$357,338$1,7825.98%HoldView
LakeCA
51$300,495$1,7527.00%HoldView
CurrentSutterCA
50$428,256$2,1255.95%Hold
ColusaCA
50$362,045Est. pending—HoldView
AmadorCA
48$409,974$2,0285.94%HoldView

The Bottom Line

HoldSutter is a neutral market. Consider house hacking or targeting below-market deals.

Sutter County in California scores 50/100, ranking #784 of 1,000 US counties (top 78%). The 5.95% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow
$-864/mo
Cap Rate
3.9%
Cash-on-Cash
-10.5%

Ready to Analyze a Deal in Sutter?

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