Real Estate Investing in Benicia, California (94510)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94510 (Benicia, 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 26.5 — hard to cash-flow at these prices.
What’s happening in Benicia, CA (94510)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94510 Benicia
This part of Solano County is not an easy win. The 94510 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 94510 is robust only for operators who understand what they are buying. A $785K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 94510 sits on the difficult end of the CA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
The 94510 ZIP's population of 26,879 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
The right play in 94510 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 Benicia:
Property Strategy for 94510
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $327,469 | $1,980 | 4.4% | +2.8% | $327,469 |
| 2BR | $523,091 | $2,530 | 3.5% | +4.2% | $261,545 |
| 3BR | $737,390 | $3,380 | 3.3% | +4.1% | $245,797 |
| 4BR | $876,985 | $3,830 | 3.1% | +4.5% | $219,246 |
| 5BR | $1,113,766 | — | — | +5.7% | $222,753 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94510 Compare?
| Metric | 94510 | Benicia | Vallejo, CA | California |
|---|---|---|---|---|
| Home Value | $785,238 | $785,238 | N/A | $761,003 |
| 5-Year CAGR | 1.8% | 1.8% | N/A | 5.7% |
| Avg Rent | $2,471 | $2,471 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 94510 (Benicia, CA). Anonymous, moderated, never written by AI.
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Property managers serving Solano County
Manage rentals here? List your business →Krystle Properties offers property management services in Vallejo. summary from their website
Legacy Property Management offers property management services including marketing, tenant screening, rent collection, maintenance, accounting, and eviction services in Sacramento. summary from their website
Solano Property Management offers a broad range of management services for both residential and commercial landlords and tenants in Solano County for over 35 years. 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 | $785,238 |
| Monthly Rent | $2,471 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +2.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 94510
Population: 26,879
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 94510
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 5,399 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What investment strategy works best in Benicia, CA?
The best-fit strategy in Benicia, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the rental occupancy rate in Benicia, CA?
Vacancy risk in Benicia, CA is elevated. That supports predictable cash flow for typical rental holds.
Where do home prices stand in Benicia, CA?
In Benicia, CA the median home value sits at $785K. Against the broader CA market, that reads as reasonable for most investors.
Does a duplex house hack pencil in Benicia, CA?
Benicia, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $785K price point reasonable to enter.
Are tenants stable in Benicia, CA?
The renter base in Benicia, CA is reasonable for the $2,471/mo price point. Screening well and pricing to market typically yields stable tenants.
You know 94510 now. You don’t know where it ranks.
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How 94510 ranks in Vallejo, CA
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