Real Estate Investing in Diablo, California (94528)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94528 (Diablo, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 14.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 8.4% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 98.8 — 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 Diablo, CA (94528)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94528 Diablo
ZIP 94528 in Diablo, CA carries a impressive set of headwinds. Home values near $3.2M and rents of $2,673/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 94528 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader CA picture, 94528 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 94528 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. solid returns are possible in 94528, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Diablo:
Property Strategy for 94528
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 4BR | $2,752,939 | $4,530 | 1.2% | +4.6% | $688,235 |
| 5BR | $3,747,995 | — | — | +3.9% | $749,599 |
Market Trends
Home Value History (with trend line)
📊 How Does 94528 Compare?
| Metric | 94528 | Diablo | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $3,169,940 | $3,169,940 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 5.7% |
| Avg Rent | $2,673 | $2,673 | N/A | - |
| Cap Rate | 0.7% | 0.7% | - | - |
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 94528 (Diablo, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94528 (Diablo, 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 | $3,169,940 |
| Monthly Rent | $2,673 |
| Price-to-Rent | 98.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.0% |
| Cap Rate | 0.7% |
| 5-Year IRR | 2.2% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (0.7%). 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 94528
Population: 1,000
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 94528
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Central County Special Education Programs
Green Valley Elementary
Greenbrook Elementary
Los Cerros Middle
Alamo 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 7,797 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are rents high in Diablo, CA?
Rents in Diablo, CA run near $2,673/mo. Compared with median home prices of $3.2M that produces solid gross yields for typical rentals.
What is the tenant pool like in Diablo, CA?
The tenant pool in Diablo, CA is solid, supported by local employment and population fundamentals. Rents of $2,673/mo are well-absorbed by the market.
How do experienced investors play Diablo, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Diablo, CA. The numbers - $3.2M homes against $2,673/mo rents - support that play.
Does a duplex house hack pencil in Diablo, CA?
For house hackers, Diablo, CA is a tougher. The $2,673/mo rent on a unit helps defray the mortgage on a $3.2M property.
How high is vacancy risk in Diablo, CA?
Diablo, CA carries elevated vacancy risk. Expect measured absorption at market rents of $2,673/mo.
You know 94528 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94528 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 94528 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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