Real Estate Investing in Pacifica, California (94044)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94044 (Pacifica, 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.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 29.7 — hard to cash-flow at these prices.
What’s happening in Pacifica, CA (94044)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94044 Pacifica
Not every below-median market is a bargain. Pacifica's 94044 ZIP shows signals that favor experienced operators who can absorb the risk $1.3M pricing implies.
For an experienced owner, 94044 can be a a credible choice for hunting ground — but the discount at $1.3M reflects genuine risk that outside investors often underestimate.
Within CA, ZIP 94044 trails on several market indicators that neighboring San Mateo County submarkets outperform. The gap is real and notable enough to shape underwriting.
The demographic picture in 94044 includes headwinds that any investor should price in. Income distribution skews lower than Pacifica averages, and tenant stability requires active management.
Strategy in 94044 is an operator game, not a passive one. Looking more closely, entry prices of $1.3M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Pacifica:
Property Strategy for 94044
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $858,281 | $3,380 | 2.8% | -0.3% | $858,281 |
| 2BR | $917,188 | $4,090 | 3.2% | +1.3% | $458,594 |
| 3BR | $1,204,620 | $5,220 | 3.1% | +2.0% | $401,540 |
| 4BR | $1,431,562 | $5,420 | 2.7% | +3.1% | $357,891 |
| 5BR | $1,591,148 | — | — | +2.9% | $318,230 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94044 Compare?
| Metric | 94044 | Pacifica | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,276,756 | $1,276,756 | N/A | $761,003 |
| 5-Year CAGR | 0.7% | 0.7% | N/A | 5.7% |
| Avg Rent | $3,582 | $3,582 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 94044 (Pacifica, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94044 (Pacifica, CA)?
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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 | $1,276,756 |
| Monthly Rent | $3,582 |
| Price-to-Rent | 29.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 2.9% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +3.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 94044
Population: 37,540
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 94044
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 13,033 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Pacifica, CA?
Rents in Pacifica, CA run near $3,582/mo. Compared with median home prices of $1.3M that produces solid gross yields for typical rentals.
What kind of vacancy should I budget for in Pacifica, CA?
Occupancy in Pacifica, CA runs even-keeled with elevated vacancy. Well-priced units at $3,582/mo lease on reasonable timelines.
What investment strategy works best in Pacifica, CA?
In Pacifica, CA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $1.3M prices and $3,582/mo rents suits that approach.
How strong is tenant demand in Pacifica, CA?
Pacifica, CA draws a measured base of working renters. Demand at the $3,582/mo rent level is reasonable for standard single-family and small multi rentals.
How do landlord-tenant laws work in Pacifica, CA?
CA law tenant-protective for landlords, and Pacifica inherits those rules. Investors should still review local ordinances for rental licensing.
You know 94044 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94044 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 94044 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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