Real Estate Investing in Brentwood, California (94513)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94513 (Brentwood, 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.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Brentwood, CA (94513)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94513 Brentwood
Not every below-median market is a bargain. Brentwood's 94513 ZIP registers signals that favor experienced operators who can absorb the risk $794K pricing implies.
The 94513 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Brentwood have seen price recovery that 94513 has not matched. Contra Costa County data supports the view that the spread is structural rather than temporary.
The demographic picture in 94513 includes headwinds that any investor should price in. Income distribution skews lower than Brentwood averages, and tenant stability requires active management.
Strategy in 94513 is an operator game, not a passive one. Stepping back, entry prices of $794K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Brentwood:
Property Strategy for 94513
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $659,180 | $3,150 | 3.4% | +2.9% | $329,590 |
| 3BR | $669,545 | $4,030 | 4.3% | +4.2% | $223,182 |
| 4BR | $818,305 | $4,770 | 4.2% | +4.6% | $204,576 |
| 5BR | $951,833 | — | — | +5.2% | $190,367 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94513 Compare?
| Metric | 94513 | Brentwood | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $794,463 | $794,463 | N/A | $761,003 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 5.7% |
| Avg Rent | $3,416 | $3,416 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 94513 (Brentwood, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94513 (Brentwood, CA)?
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Property managers serving Contra Costa County
Manage rentals here? List your business →Advantage Property Management Services offers Pleasanton property management, including marketing, tenant screening, rent collection, maintenance, accounting, and eviction. summary from their website
Main Street Property Services is a full-service retail real estate company specializing in value-added leasing of shopping centers and downtown shopping districts. summary from their website
Maisel Property Management Inc's homepage text is minimal, but the domain name strongly suggests property management services. 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 | $794,463 |
| Monthly Rent | $3,416 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +5.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 94513
Population: 68,160
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 94513
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 1,785 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of vacancy should I budget for in Brentwood, CA?
Brentwood, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do experienced investors play Brentwood, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Brentwood, CA. The numbers - $794K homes against $3,416/mo rents - support that play.
What is the median home value in Brentwood, CA?
Typical homes in Brentwood, CA go for around $794K. The 5-year CAGR of 0.0% predictable price movement.
Are eviction rules reasonable in Brentwood, CA?
Brentwood, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Is Brentwood in CA worth investing in?
Our data puts Brentwood, CA at 2.0/5 for investability. Home prices of $794K and rents around $3,416/mo create a solid backdrop for investor activity.
You know 94513 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94513 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 94513 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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