Real Estate Investing in Angwin, California (94508)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94508 (Angwin, 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: 18.2% of homes vacant — above national norms.
- Declining values: -1.0% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 33.3 — 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 Angwin, CA (94508)?
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Market Analysis: 94508 Angwin
The 94508 ZIP in Angwin, CA is a local-operator market. Outside capital chasing a $905K entry has to pair deep knowledge with the discount.
The 94508 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 94508's metrics run below Napa County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Meanwhile, 3,298 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.
Strategy in 94508 is an operator game, not a passive one. From a cash-flow lens, entry prices of $905K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Angwin:
Property Strategy for 94508
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $664,063 | $2,520 | 2.7% | +1.0% | $332,031 |
| 3BR | $872,890 | $3,280 | 2.7% | +1.1% | $290,963 |
| 4BR | $1,181,479 | $3,730 | 2.3% | +2.3% | $295,370 |
Market Trends
Home Value History (with trend line)
📊 How Does 94508 Compare?
| Metric | 94508 | Angwin | Napa, CA | California |
|---|---|---|---|---|
| Home Value | $904,799 | $904,799 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,268 | $2,268 | 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 94508 (Angwin, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $904,799 |
| Monthly Rent | $2,268 |
| Price-to-Rent | 33.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 0.9% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | -1.0% ▼ |
| 10-Year CAGR | +1.9% ▲ |
🏠 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 (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 94508
Population: 3,298
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 94508
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
Frequently Asked Questions
Are homes affordable in Angwin, CA?
Angwin, CA median home values land near $905K. That is reasonable territory for investors looking at $2,268/mo-per-month rentals.
Does house hacking work in Angwin, CA?
House hacking works a challenging in Angwin, CA. Rents of $2,268/mo against $905K acquisition make the strategy solid for owner-occupants.
What is the renter demographic in Angwin, CA?
Tenant quality in Angwin, CA ranks as solid. Landlords generally report predictable occupancy at market rents of $2,268/mo.
Are landlord laws favorable in Angwin, CA?
Rental owners in Angwin, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Should investors consider Angwin, CA?
The 2.0/5 investability rating in Angwin, CA reflects its $905K prices and $2,268/mo rents. Investors generally consider it a solid option within CA.
You know 94508 now. You don’t know where it ranks.
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How 94508 ranks in Napa, CA
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