Real Estate Investing in Concord, California (94520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94520 (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 (0.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Concord, CA (94520)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94520 Concord
The 94520 ZIP in Concord, CA is a local-operator market. Outside capital chasing a $608K entry has to pair deep knowledge with the discount.
For an experienced owner, 94520 can be a worth a close look for hunting ground — but the discount at $608K reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 94520 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 94520 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.
Strategy in 94520 is an operator game, not a passive one. Turning to rents, entry prices of $608K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Concord:
Property Strategy for 94520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $248,497 | $2,190 | 6.3% | +0.1% | $248,497 |
| 2BR | $373,281 | $2,670 | 5.2% | +0.9% | $186,641 |
| 3BR | $620,793 | $3,410 | 4.0% | +2.3% | $206,931 |
| 4BR | $701,522 | $4,050 | 4.2% | +2.6% | $175,381 |
| 5BR | $802,047 | — | — | +2.9% | $160,409 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94520 Compare?
| Metric | 94520 | Concord | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $607,849 | $739,802 | N/A | $761,003 |
| 5-Year CAGR | 0.1% | 0.2% | N/A | 5.7% |
| Avg Rent | $2,419 | $2,732 | N/A | - |
| Cap Rate | 3.1% | 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 94520 (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 | $607,849 |
| Monthly Rent | $2,419 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 3.2% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | -5.6% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 94520
Population: 36,767
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 94520
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Olympic Continuation High
Wren Avenue Elementary
Sunrise (Special Education)
Crossroads High
Monte Gardens Elementary
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
Is Concord, CA a good market for buy-and-hold investors?
Investors tracking Concord, CA will find a 2.0/5 rating supported by $608K median home values and $2,419/mo rents. That profile suits long-term holders targeting even-keeled returns.
How do home values compare in Concord, CA?
Homes in Concord, CA typically sell near $608K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Is Concord, CA better for rentals, flips, or BRRRR?
For Concord, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are renters plentiful in Concord, CA?
Working renters make up the core of the Concord, CA tenant base. The pool is reasonable for investors targeting long-term holds.
How tight is the rental market in Concord, CA?
Vacancy risk in Concord, CA is elevated. That supports reliable cash flow for typical rental holds.
You know 94520 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94520 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 94520 ranks in San Francisco-Oakland-Berkeley, CA
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