What is the rental yield in Valley Hi / North Laguna, Sacramento, California?

The gross yield in Valley Hi / North Laguna, Sacramento, California is 6.1%. Prices are about 16% below the city median and 46% below the state median, while prices were down 3.9% over the past year. The Red Flag score is 46.

How has Valley Hi / North Laguna performed over the past year?

Over the past year, prices in Valley Hi / North Laguna, Sacramento, California were down 3.9%. The neighborhood has a 6.1% gross yield, with prices about 16% below the city median and 46% below the state median. The Red Flag score of 46 is moderate.

How does Valley Hi / North Laguna compare with Sacramento and California?

Valley Hi / North Laguna, Sacramento, California is priced about 16% below the city median and 46% below the state median. Its 6.1% gross yield is relatively strong, while the Red Flag score of 46 suggests moderate overall risk. Walkability is 74 and education is in the 38th percentile.

What should buyers know about walkability and education in Valley Hi / North Laguna, Sacramento, California?

Valley Hi / North Laguna, Sacramento, California has walkability of 74 and education in the 38th percentile. Those metrics sit alongside a 6.1% gross yield and a Red Flag score of 46. Over the past year, prices were down 3.9%.

Neighborhood

Valley Hi / North Laguna

Sacramento, California US

Valley Hi / North Laguna, Sacramento, California has a relatively income-oriented profile, with a 6.1% gross yield and prices about 16% below the city median and 46% below the state median. Over the past year, prices were down 3.9%, while the Red Flag score of 46 suggests moderate overall risk. Walkability is 74, and education is in the 38th percentile.

AI Summary•Updated May 2026

Area

5.54 mi²

ZIP Code

95823

County

Sacramento County

State

California

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$442,869

YoY-3.9%

Gross Rental Yield

6.1%

Listed rent · ZORI annualized

Red Flag Index

Moderate

46 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

38 / 100

Limited · better than 38% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Good

DistrictScore attractiveness · national model

Valley Hi / North Laguna Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Valley Hi / North Laguna, Sacramento.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$442,869	-3.9%
Price / Sq Ft (Verified)	$304/sqft	-0.3%
Asking Rent (Median)	$2,246/mo	+4.6%
Gross Rental Yield	6.1%	—
Liquidity Score	33 / 100	Moderate
Homes Sold (Period)	107	-13.0%

Is Valley Hi / North Laguna Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited California crime context.

Red Flag Breakdown

46 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake80Very High

Flood60High

Wildfire40Moderate

Heat40Moderate

Tornado20Low

Strong Wind20Low

Hail20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): California averaged 25.6 crimes and 4.9 violent per 1,000 residents (-8.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Above-average gross rental yield at 6.1%

Highly walkable neighborhood — score 74/100

Active transaction volume — 107 homes sold last period

Earthquake risk is Very High (80/100)

Insights are generated from Valley Hi / North Laguna's live DistrictScore metrics.

Valley Hi / North Laguna Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.6 µg/m³ Meets EPA, above WHO guideline-6.3% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Valley Hi / North Laguna centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 40% of U.S. neighborhoods.

California Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	25.6	4.9	-8.9%
2023	28.3	5.1	-0.7%
2022	28.6	5.0	+8.0%
2021	26.5	4.8	+1.9%
2020	25.8	4.4	-7.3%
2019	27.8	4.4	—

Reported at the state level — the finest official US crime aggregation; Valley Hi / North Laguna inherits the California figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Valley Hi / North Laguna

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor10 nearbyVery High

Point-source screening near Valley Hi / North Laguna: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Valley Hi / North Laguna

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

74

Very Walkable

Walkability Score

16

Grocery

24

Dining

14

Schools

1

Universities

11

Hospitals

3

Pharmacies

13

Parks

4

Rail Transit

0

Coworking

POI counts are amenities within Valley Hi / North Laguna's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Valley Hi / North Laguna vs Sacramento vs California

How Valley Hi / North Laguna benchmarks against its city and state medians.

Benchmark vs City & State

In Valley Hi / North Laguna, the median sale price sits about 16% below the median for Sacramento neighborhoods and about 46% below the statewide median. Gross rental yield is 6.1%, against 5.2% for Sacramento neighborhoods and 3.7% statewide. Over the past 12 months, prices fell 3.9%. Transaction liquidity sits above the median for Sacramento neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Valley Hi / North Laguna	$304/sqft	6.1%	33
Sacramento	$361/sqft	5.2%	28
California	$559/sqft	3.7%	28

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Buying Property in the US as a Foreigner

Federal & California tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.69% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 13.3%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.

Assessment Cap

Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.

Mansion Tax / Rent Control

No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Senior & Veteran Exemptions

Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.

1031 State Conformity

California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & California property-tax guidance for foreign buyers

Latest Sacramento Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Valley Hi / North Laguna Real Estate FAQ

Valley Hi / North Laguna, Sacramento, California shows a 6.1% gross yield and prices about 16% below the city median and 46% below the state median. Over the past year, prices were down 3.9%, and the Red Flag score is 46, which points to moderate overall risk.

Neighborhoods near Valley Hi / North Laguna

Compare Valley Hi / North Laguna with nearby neighborhoods in Sacramento.

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