Real Estate Investing in Concord, California (94518)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94518 (Concord, 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 (0.9% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in Concord, CA (94518)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94518 Concord
This part of Contra Costa County is not an easy win. The 94518 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 94518 can be a a strong candidate for hunting ground — but the discount at $846K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 94518 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 94518 ZIP's population of 27,743 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
New investors are better served looking at Concord's stable or hybrid ZIPs before stepping into 94518. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Concord:
Property Strategy for 94518
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $290,326 | $2,350 | 5.8% | +0.9% | $290,326 |
| 2BR | $364,571 | $2,870 | 5.7% | +0.6% | $182,285 |
| 3BR | $788,670 | $3,670 | 3.4% | +3.7% | $262,890 |
| 4BR | $964,641 | $4,350 | 3.2% | +3.9% | $241,160 |
| 5BR | $1,131,421 | — | — | +4.0% | $226,284 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94518 Compare?
| Metric | 94518 | Concord | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $846,109 | $739,802 | N/A | $761,003 |
| 5-Year CAGR | 0.9% | 0.2% | N/A | 5.7% |
| Avg Rent | $2,792 | $2,732 | N/A | - |
| Cap Rate | 2.6% | 2.9% | - | - |
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 94518 (Concord, CA). Anonymous, moderated, never written by AI.
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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 | $846,109 |
| Monthly Rent | $2,792 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +3.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 94518
Population: 27,743
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 94518
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Horizons School: Independent Study
Olympic Continuation High
Wren Avenue Elementary
Prospect High (Continuation)
Sunrise (Special Education)
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 3,694 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Concord, CA?
Typical homes in Concord, CA go for around $846K. The 5-year CAGR of 0.0% reliable price movement.
What are rental rates like in Concord, CA?
Average rent in Concord, CA is approximately $2,792/mo per month. Against $846K home values that yields a reasonable rent-to-price ratio.
What is the smart move for investors in Concord, CA?
In Concord, CA the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $846K prices and $2,792/mo rents suits that approach.
Is real estate in Concord, CA a good investment right now?
Concord, CA scores 2.0/5 for investability. Home values sit at $846K and rents near $2,792/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are eviction rules reasonable in Concord, CA?
For rental operators, Concord, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
You know 94518 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94518 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 94518 ranks in San Francisco-Oakland-Berkeley, CA
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