Real Estate Investing in Foster City, California (94404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94404 (Foster 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 33.4 — hard to cash-flow at these prices.
What’s happening in Foster City, CA (94404)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94404 Foster City
ZIP 94404 in Foster City, CA carries a robust set of headwinds. Home values near $1.7M and rents of $4,302/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 94404 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Foster City have seen price recovery that 94404 has not matched. San Mateo County data supports the view that the spread is structural rather than temporary.
The demographic picture in 94404 includes headwinds that any investor should price in. Income distribution skews lower than Foster City averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 94404 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 Foster City:
Property Strategy for 94404
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $633,079 | $4,140 | 4.7% | -3.0% | $633,079 |
| 2BR | $1,061,627 | $5,010 | 3.4% | +0.2% | $530,813 |
| 3BR | $1,697,078 | $6,400 | 2.7% | +2.7% | $565,693 |
| 4BR | $2,285,313 | $6,630 | 2.1% | +5.0% | $571,328 |
| 5BR | $2,548,716 | — | — | +4.6% | $509,743 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94404 Compare?
| Metric | 94404 | Foster City | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,721,582 | $1,721,582 | N/A | $761,003 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 5.7% |
| Avg Rent | $4,302 | $4,302 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 94404 (Foster 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 | $1,721,582 |
| Monthly Rent | $4,302 |
| Price-to-Rent | 33.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 Rent Trends
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 94404
Population: 35,950
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 94404
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Abbott Middle
George Hall Elementary
Meadow Heights Elementary
Fiesta Gardens International Elementary
Laurel Elementary
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 much does a house cost in Foster City, CA?
Homes in Foster City, CA typically sell near $1.7M. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How tight is the rental market in Foster City, CA?
Foster City, CA carries elevated vacancy risk. Expect steady absorption at market rents of $4,302/mo.
Does house hacking work in Foster City, CA?
House hacking works a tougher in Foster City, CA. Rents of $4,302/mo against $1.7M acquisition make the strategy solid for owner-occupants.
Is Foster City, CA good for landlords?
For rental operators, Foster City, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Foster City, CA?
Tenant quality in Foster City, CA ranks as solid. Landlords generally report steady occupancy at market rents of $4,302/mo.
You know 94404 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94404 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 94404 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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