Real Estate Investing in Clayton, California (94517)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94517 (Clayton, 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 (1.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.8 — 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 Clayton, CA (94517)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94517 Clayton
ZIP 94517 in Clayton, CA carries a resilient set of headwinds. Home values near $1.0M and rents of $3,258/mo sit inside a market where underwriting has to be tight.
Rent of $3,258/mo on a $1.0M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94517 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Clayton have seen price recovery that 94517 has not matched. Contra Costa County data supports the view that the spread is structural rather than temporary.
Stepping back, 12,164 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.
Strategically, 94517 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Clayton:
Property Strategy for 94517
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $625,715 | $3,620 | 4.2% | +2.9% | $312,857 |
| 3BR | $876,264 | $4,630 | 3.8% | +3.3% | $292,088 |
| 4BR | $1,085,705 | $5,500 | 3.6% | +3.8% | $271,426 |
| 5BR | $1,257,728 | — | — | +3.9% | $251,546 |
Market Trends
Home Value History (with trend line)
📊 How Does 94517 Compare?
| Metric | 94517 | Clayton | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,049,128 | $1,049,128 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.2% | N/A | 5.7% |
| Avg Rent | $3,258 | $3,258 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 94517 (Clayton, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94517 (Clayton, 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 | $1,049,128 |
| Monthly Rent | $3,258 |
| Price-to-Rent | 26.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (2.4%). 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 94517
Population: 12,164
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 94517
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 5,479 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How landlord-friendly is Clayton, CA?
Landlord-friendliness in Clayton, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the average monthly rent in Clayton, CA?
Rent in Clayton, CA is around $3,258/mo. The resulting rent-to-value relationship with $1.0M pricing is reasonable for most investor models.
How qualified is the tenant pool in Clayton, CA?
Expect a solid tenant pool in Clayton, CA. The rental market absorbs $3,258/mo rents without meaningful friction.
Does house hacking work in Clayton, CA?
House hacking in Clayton, CA is reasonable to execute. Prices around $1.0M and rents of $3,258/mo solid owner-occupant economics.
How should investors approach Clayton, CA?
In Clayton, CA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $1.0M prices and $3,258/mo rents suits that approach.
You know 94517 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94517 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 94517 ranks in San Francisco-Oakland-Berkeley, CA
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