Real Estate Investing in Pleasant Hill, California (94523)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94523 (Pleasant Hill, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 29.9 — hard to cash-flow at these prices.
What’s happening in Pleasant Hill, CA (94523)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94523 Pleasant Hill
ZIP 94523 in Pleasant Hill, CA carries a solid set of headwinds. Home values near $988K and rents of $2,756/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 94523 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader CA picture, 94523 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 94523 ZIP's population of 34,789 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategically, 94523 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 Pleasant Hill:
Property Strategy for 94523
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $354,338 | $2,560 | 5.2% | +2.5% | $354,338 |
| 2BR | $571,064 | $3,130 | 3.9% | +2.4% | $285,532 |
| 3BR | $915,381 | $4,000 | 3.1% | +3.8% | $305,127 |
| 4BR | $1,222,050 | $4,740 | 2.8% | +5.2% | $305,513 |
| 5BR | $1,346,709 | — | — | +5.0% | $269,342 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94523 Compare?
| Metric | 94523 | Pleasant Hill | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $987,631 | $987,631 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 5.7% |
| Avg Rent | $2,756 | $2,756 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 94523 (Pleasant Hill, 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 | $987,631 |
| Monthly Rent | $2,756 |
| Price-to-Rent | 29.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | -7.6% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +0.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 94523
Population: 34,789
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 94523
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 3,694 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the renter demographic in Pleasant Hill, CA?
Tenant demand in Pleasant Hill, CA is solid. The local workforce $2,756/mo rents across most rental classes.
How does Pleasant Hill, CA rate as a rental market?
Our data puts Pleasant Hill, CA at 2.0/5 for investability. Home prices of $988K and rents around $2,756/mo create a solid backdrop for investor activity.
How do home values compare in Pleasant Hill, CA?
The median home value in Pleasant Hill, CA is roughly $988K. That puts it reasonable relative to the CA statewide average.
What do landlords charge for rent in Pleasant Hill, CA?
The typical rental in Pleasant Hill, CA commands about $2,756/mo monthly. That rent profile predictable cash flow against the $988K purchase basis.
Is Pleasant Hill, CA good for house hacking?
Pleasant Hill, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $988K price point reasonable to enter.
You know 94523 now. You don’t know where it ranks.
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How 94523 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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