Susanville, CA Cap Rate: 5.07% — Rental Property Analysis
Susanville is a budget-friendly market in the West with a small but investable metro of 50,000. At a 5.07% estimated cap rate, this is a moderate market where rents of $1,310/mo lag behind home prices. With a median home price of $225,000 and steady population growth supports long-term rental demand, Susanville offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $225,000 median price and $1,310/mo median rent
Est. Cap Rate
5.07%
1% Rule
0.58%
Fails
GRM
14.3x
Price / Income
3.7x
Market Data
Median Home Price$225,000
Median Monthly Rent$1,310
Property Tax Rate0.75%
Population50,000
Population Growth0.8% / yr
Median Household Income$60,018
Vacancy Rate5.2%
Annual Appreciation2.8%
2026 Market Update: Susanville
Susanville's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $225,000, the $1,310/mo rent produces only $951/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($45K at 7%) would result in approximately $-246/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 14.3x gross rent multiplier and 5.2% vacancy rate position Susanville as a balanced market. With annual appreciation at 2.8%, total returns (cash flow + equity growth) run approximately 7.9% before financing leverage.
Cap Rate Calculator — Susanville
Pre-filled with Susanville medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.75% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
4.21%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$9,479
net operating income
Gross Rent Multiplier
14.3x
Good (<15)
1% Rule
0.58%
✗ Fails
Monthly Cash Flow
$790
before debt service
Annual Breakdown
Gross Rental Income$15,720
Less Vacancy−$817
Effective Income$14,903
Less Operating Expenses−$5,424
Net Operating Income$9,479
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Factor in financing to see your actual return on invested capital in Susanville.
$
$56,250
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-6.48%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$63,000
$56,250 down + $6,750 closing
Monthly Mortgage
$1,100
on $169K loan
Monthly Cash Flow
$-340
after all expenses
Annual Cash Flow
$-4,081
before taxes
Cash Flow Breakdown
Monthly Rent$1,310
Less Expenses−$550
Less Mortgage−$1,100
Monthly Cash Flow$-340
Is Susanville a Good Place to Invest in Rental Property?
Susanville, CA has a population of 50,000 and has been growing at 0.8% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $225,000 paired with median rents of $1,310/mo produces an estimated cap rate of 5.07%.
Property taxes at 0.75% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 5.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.7x, homes cost about 3.7 times the local median income of $60,018. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.8% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Susanville presents moderate opportunities. Cap rates near 5.07% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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