Real Estate Investing in Portola Valley, California (94028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94028 (Portola Valley, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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 104.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Portola Valley, CA (94028)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94028 Portola Valley
The 94028 ZIP in Portola Valley, CA is a local-operator market. Outside capital chasing a $4.3M entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 94028 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 94028's metrics run below San Mateo County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 94028 includes headwinds that any investor should price in. Income distribution skews lower than Portola Valley averages, and tenant stability requires active management.
Strategy in 94028 is an operator game, not a passive one. Turning to rents, entry prices of $4.3M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Portola Valley:
Property Strategy for 94028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $2,301,816 | $3,820 | 1.2% | +4.8% | $1,150,908 |
| 3BR | $3,434,047 | $4,940 | 1.0% | +5.2% | $1,144,682 |
| 4BR | $4,305,641 | $5,190 | 0.9% | +4.9% | $1,076,410 |
| 5BR | $5,515,749 | — | — | +5.4% | $1,103,150 |
Market Trends
Home Value History (with trend line)
📊 How Does 94028 Compare?
| Metric | 94028 | Portola Valley | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $4,317,428 | $4,317,428 | N/A | $761,003 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 5.7% |
| Avg Rent | $3,438 | $3,438 | N/A | - |
| Cap Rate | 0.6% | 0.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94028 (Portola Valley, 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 | $4,317,428 |
| Monthly Rent | $3,438 |
| Price-to-Rent | 104.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.0% |
| Cap Rate | 0.6% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +10.4% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.6%). 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 94028
Population: 6,645
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 94028
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Packard Children's Hospital/Stanford
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 3,963 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Portola Valley, CA?
Yes - Portola Valley, CA a 2.0/5 investability score. With $4.3M home prices against $3,438/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the rental occupancy rate in Portola Valley, CA?
Portola Valley, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How much do tenants pay in Portola Valley, CA?
Rent in Portola Valley, CA is around $3,438/mo. The resulting rent-to-value relationship with $4.3M pricing is reasonable for most investor models.
Is Portola Valley, CA suited for a house hack?
The a tougher house-hack environment in Portola Valley, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are landlord laws favorable in Portola Valley, CA?
Portola Valley, CA operates under CA law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
You know 94028 now. You don’t know where it ranks.
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How 94028 ranks in San Francisco-Oakland-Berkeley, CA
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