Real Estate Investing in Pescadero, California (94060)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94060 (Pescadero, 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.
- High vacancy: 42.8% of homes vacant — above national norms.
- Declining values: -3.3% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pescadero, CA (94060)?
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Market Analysis: 94060 Pescadero
This part of San Mateo County is not an easy win. The 94060 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 94060 is durable only for operators who understand what they are buying. A $1.2M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 94060 and stronger Pescadero ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A robust renter share of 35% in 94060 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 94060 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Pescadero:
Property Strategy for 94060
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $950,076 | $3,870 | 2.9% | -1.8% | $475,038 |
| 3BR | $1,341,832 | $4,940 | 2.7% | — | $447,277 |
Market Trends
Home Value History (with trend line)
📊 How Does 94060 Compare?
| Metric | 94060 | Pescadero | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,185,682 | $1,185,682 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $3,483 | $3,483 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 94060 (Pescadero, 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 | $1,185,682 |
| Monthly Rent | $3,483 |
| Price-to-Rent | 28.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | -3.3% ▼ |
| 10-Year CAGR | +2.3% ▲ |
🏠 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 (2.3%). 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 94060
Population: 1,389
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 94060
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 3,724 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Pescadero, CA?
Pescadero, CA rentals go for roughly $3,483/mo a month. That puts gross yield in solid territory relative to $1.2M acquisition costs.
What kind of tenants rent in Pescadero, CA?
The tenant pool in Pescadero, CA is solid, supported by local employment and population fundamentals. Rents of $3,483/mo are well-absorbed by the market.
Are there empty rentals in Pescadero, CA?
Rental vacancy in Pescadero, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What is it like being a landlord in Pescadero, CA?
Rental owners in Pescadero, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How expensive is real estate in Pescadero, CA?
Expect median prices around $1.2M in Pescadero, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
You know 94060 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94060 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 94060 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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