Real Estate Investing in Redwood City, California (94065)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94065 (Redwood City, 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 37.9 — hard to cash-flow at these prices.
What’s happening in Redwood City, CA (94065)?
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Market Analysis: 94065 Redwood City
ZIP 94065 inside San Mateo County looks affordable on the surface — median value of $1.8M — but the discount exists for reasons that a careful buyer should understand before committing.
Turning to rents, the numbers look inviting — $1.8M purchase price, 0.0% nominal cap — the work to hit that pro forma in 94065 is substantial and deserves full respect.
Regionally, 94065 sits on the difficult end of the CA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
On the rental side, 11,620 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 94065 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Redwood City:
Property Strategy for 94065
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $722,002 | $3,620 | 3.6% | -3.3% | $722,002 |
| 2BR | $1,132,179 | $4,380 | 2.8% | +0.0% | $566,090 |
| 3BR | $1,868,505 | $5,600 | 2.2% | +3.3% | $622,835 |
| 4BR | $2,654,829 | $5,800 | 1.6% | +5.5% | $663,707 |
| 5BR | $2,954,739 | — | — | +3.5% | $590,948 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94065 Compare?
| Metric | 94065 | Redwood City | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,815,038 | $1,698,303 | N/A | $761,003 |
| 5-Year CAGR | 1.8% | 2.1% | N/A | 5.7% |
| Avg Rent | $3,990 | $3,979 | N/A | - |
| Cap Rate | 1.7% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94065 (Redwood City, 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 | $1,815,038 |
| Monthly Rent | $3,990 |
| Price-to-Rent | 37.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 Rent Trends
| 1-Year | -9.2% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +1.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.7%). 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 94065
Population: 11,620
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 94065
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brewer Island Elementary
Beach Park Elementary
Bowditch Middle
Brittan Acres Elementary
Central Middle
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 607 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Redwood City, CA for real estate investors?
Redwood City, CA scores 2.0/5 for investability. Home values sit at $1.8M and rents near $3,990/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the average monthly rent in Redwood City, CA?
Rent in Redwood City, CA is around $3,990/mo. The resulting rent-to-value relationship with $1.8M pricing is reasonable for most investor models.
Is it easy to find good tenants in Redwood City, CA?
The renter base in Redwood City, CA is reasonable for the $3,990/mo price point. Screening well and pricing to market typically yields consistent tenants.
What is the average home sale price in Redwood City, CA?
Expect median prices around $1.8M in Redwood City, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
How high is vacancy risk in Redwood City, CA?
Redwood City, CA carries elevated vacancy risk. Expect reliable absorption at market rents of $3,990/mo.
You know 94065 now. You don’t know where it ranks.
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How 94065 ranks in San Francisco-Oakland-Berkeley, CA
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