Real Estate Investing in Concord, California (94521)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94521 (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 (0.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Concord, CA (94521)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94521 Concord
The 94521 ZIP covers a section of Concord that demands careful diligence. Prices near $788K look accessible, but the work to make a deal cash flow is real.
Rent of $2,807/mo on a $788K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94521 sits below the stated 0.0% once reality is priced in.
Regionally, 94521 sits on the difficult end of the CA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Stepping back, 41,118 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, 94521 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 Concord:
Property Strategy for 94521
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $286,553 | $2,420 | 6.1% | +1.4% | $286,553 |
| 2BR | $405,639 | $2,950 | 5.2% | +1.4% | $202,820 |
| 3BR | $754,182 | $3,770 | 3.6% | +3.1% | $251,394 |
| 4BR | $877,905 | $4,470 | 3.7% | +3.2% | $219,476 |
| 5BR | $1,176,911 | — | — | +5.4% | $235,382 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94521 Compare?
| Metric | 94521 | Concord | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $788,195 | $739,802 | N/A | $761,003 |
| 5-Year CAGR | 0.2% | 0.2% | N/A | 5.7% |
| Avg Rent | $2,807 | $2,732 | N/A | - |
| Cap Rate | 2.8% | 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 94521 (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 | $788,195 |
| Monthly Rent | $2,807 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 Rent Trends
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +4.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 94521
Population: 41,118
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 94521
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
El Monte Elementary
Oak Grove Middle
Ygnacio Valley Elementary
Ygnacio Valley High
Woodside 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
How much does a house cost in Concord, CA?
Concord, CA median home values land near $788K. That is reasonable territory for investors looking at $2,807/mo-per-month rentals.
Is Concord, CA a good market for FHA house hackers?
For house hackers, Concord, CA is a challenging. The $2,807/mo rent on a unit helps defray the mortgage on a $788K property.
How qualified is the tenant pool in Concord, CA?
Concord, CA offers a stable renter base at the $2,807/mo rent level. Tenant turnover is reasonable for well-managed properties.
How should investors approach Concord, CA?
The best-fit strategy in Concord, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Concord, CA landlord-friendly?
Concord, CA operates under CA law, which is tenant-protective overall for landlords. Expect reliable treatment in typical lease and eviction cases.
You know 94521 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94521 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 94521 ranks in San Francisco-Oakland-Berkeley, CA
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