Real Estate Investing in Calistoga, California (94515)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94515 (Calistoga, 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: 16.3% 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 42.4 — hard to cash-flow at these prices.
What’s happening in Calistoga, CA (94515)?
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Market Analysis: 94515 Calistoga
Not every below-median market is a bargain. Calistoga's 94515 ZIP sits at signals that favor experienced operators who can absorb the risk $1.1M pricing implies.
The investment case in 94515 is substantial only for operators who understand what they are buying. A $1.1M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
From an investor standpoint, 94515 offers a low basis, the region around Calistoga has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 94515 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 94515 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Calistoga:
Property Strategy for 94515
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $824,690 | $2,520 | 2.2% | 0.0% | $412,345 |
| 3BR | $1,044,754 | $3,370 | 2.3% | +1.9% | $348,251 |
| 4BR | $1,836,828 | $3,730 | 1.5% | +2.1% | $459,207 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94515 Compare?
| Metric | 94515 | Calistoga | Napa, CA | California |
|---|---|---|---|---|
| Home Value | $1,075,677 | $1,075,677 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,117 | $2,117 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
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 94515 (Calistoga, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,075,677 |
| Monthly Rent | $2,117 |
| Price-to-Rent | 42.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.5% |
| 5-Year IRR | 0.6% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | -1.0% ▼ |
| 10-Year CAGR | +2.9% ▲ |
🏠 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 (1.5%). 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 94515
Population: 6,921
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 94515
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 4,452 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Calistoga, CA?
Calistoga, CA carries elevated vacancy risk. Expect measured absorption at market rents of $2,117/mo.
How strong is the working-renter base in Calistoga, CA?
Calistoga, CA draws a steady base of working renters. Demand at the $2,117/mo rent level is reasonable for standard single-family and small multi rentals.
How much should I expect to pay for a home in Calistoga, CA?
Median home price in Calistoga, CA is near $1.1M, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Does house hacking make sense in Calistoga, CA?
House hacking in Calistoga, CA is a tougher. With home values around $1.1M and rents at $2,117/mo, owner-occupants can offset a meaningful share of PITI.
Which real estate strategy fits Calistoga, CA?
In Calistoga, CA the notable play is typically careful cash-flow rentals with hands-on management. The combination of $1.1M prices and $2,117/mo rents suits that approach.
You know 94515 now. You don’t know where it ranks.
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How 94515 ranks in Napa, CA
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