Real Estate Investing in Hillsborough, California (94010)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94010 (Hillsborough, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 73.4 — hard to cash-flow at these prices.
What’s happening in Hillsborough, CA (94010)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94010 Hillsborough
ZIP 94010 in Hillsborough, CA carries a solid set of headwinds. Home values near $3.5M and rents of $3,976/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $3.5M asset, 94010 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CA, ZIP 94010 trails on several market indicators that neighboring San Mateo County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Who lives in 94010 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 94010 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Hillsborough:
Property Strategy for 94010
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $795,056 | $3,020 | 2.7% | -2.3% | $795,056 |
| 2BR | $1,606,208 | $3,660 | 1.6% | +2.7% | $803,104 |
| 3BR | $2,684,625 | $4,680 | 1.3% | +3.3% | $894,875 |
| 4BR | $3,769,483 | $4,850 | 0.9% | +3.7% | $942,371 |
| 5BR | $5,266,930 | — | — | +3.4% | $1,053,386 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94010 Compare?
| Metric | 94010 | Hillsborough | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $3,502,303 | $3,502,303 | N/A | $761,003 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 5.7% |
| Avg Rent | $3,976 | $3,976 | N/A | - |
| Cap Rate | 0.9% | 0.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94010 (Hillsborough, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Mateo County
Manage rentals here? List your business →Bayside Property Management is a Peninsula Property Management Company serving San Mateo County. summary from their website
Boardwalk Investments Property Management specializes in property management and leasing in San Francisco and the Northern Peninsula. summary from their website
Five Star Property Management is a leader in single-family, condominium, and multi-family apartment rentals property management in San Mateo and Northern California. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $3,502,303 |
| Monthly Rent | $3,976 |
| Price-to-Rent | 73.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.4% |
| Cap Rate | 0.9% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +11.2% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +5.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 94010
Population: 42,794
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 94010
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,398 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Hillsborough, CA a good market for buy-and-hold investors?
Our data puts Hillsborough, CA at 2.0/5 for investability. Home prices of $3.5M and rents around $3,976/mo create a solid backdrop for investor activity.
Which real estate strategy fits Hillsborough, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Hillsborough, CA. The numbers - $3.5M homes against $3,976/mo rents - support that play.
What is the average monthly rent in Hillsborough, CA?
Rent in Hillsborough, CA is around $3,976/mo. The resulting rent-to-value relationship with $3.5M pricing is reasonable for most investor models.
Can owner-occupants cash flow in Hillsborough, CA?
Hillsborough, CA is a a tougher market for house hackers. FHA or conventional owner-occupant buyers find the $3.5M price point reasonable to enter.
What is the rental occupancy rate in Hillsborough, CA?
Occupancy in Hillsborough, CA runs predictable with elevated vacancy. Well-priced units at $3,976/mo lease on reasonable timelines.
You know 94010 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94010 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 94010 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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