Real Estate Investing in Fairfield, California (94533)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94533 (Fairfield, 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 (1.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Fairfield, CA (94533)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94533 Fairfield
Not every below-median market is a bargain. Fairfield's 94533 ZIP records signals that favor experienced operators who can absorb the risk $538K pricing implies.
Rent of $2,286/mo on a $538K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94533 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Fairfield have seen price recovery that 94533 has not matched. Solano County data supports the view that the spread is structural rather than temporary.
Resident income in 94533 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 94533 is an operator game, not a passive one. In practical terms, entry prices of $538K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Fairfield:
Property Strategy for 94533
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $257,872 | $1,710 | 4.8% | — | $257,872 |
| 2BR | $340,323 | $2,180 | 4.6% | +5.0% | $170,162 |
| 3BR | $492,790 | $2,920 | 4.3% | +3.8% | $164,263 |
| 4BR | $602,329 | $3,300 | 3.9% | +4.3% | $150,582 |
| 5BR | $733,890 | — | — | +4.4% | $146,778 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94533 Compare?
| Metric | 94533 | Fairfield | Vallejo, CA | California |
|---|---|---|---|---|
| Home Value | $538,052 | $617,812 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.2% | N/A | 5.7% |
| Avg Rent | $2,286 | $2,459 | N/A | - |
| Cap Rate | 3.3% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94533 (Fairfield, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94533 (Fairfield, CA)?
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Property managers serving Solano County
Manage rentals here? List your business →Krystle Properties offers property management services in Vallejo. summary from their website
Legacy Property Management offers property management services including marketing, tenant screening, rent collection, maintenance, accounting, and eviction services in Sacramento. summary from their website
Solano Property Management offers a broad range of management services for both residential and commercial landlords and tenants in Solano County for over 35 years. 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 | $538,052 |
| Monthly Rent | $2,286 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | -4.7% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +2.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 94533
Population: 78,537
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 94533
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 5,279 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are there empty rentals in Fairfield, CA?
Fairfield, CA carries elevated vacancy risk. Expect stable absorption at market rents of $2,286/mo.
Are renters plentiful in Fairfield, CA?
The tenant pool in Fairfield, CA is solid, supported by local employment and population fundamentals. Rents of $2,286/mo are well-absorbed by the market.
Is Fairfield, CA a friendly market for rental owners?
Rental owners in Fairfield, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What is the typical rental rate in Fairfield, CA?
Expect rents around $2,286/mo per month in Fairfield, CA. With home values at $538K, the yield math works out to reasonable levels for rental investors.
Does a duplex house hack pencil in Fairfield, CA?
House hacking works a challenging in Fairfield, CA. Rents of $2,286/mo against $538K acquisition make the strategy solid for owner-occupants.
You know 94533 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94533 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 94533 ranks in Vallejo, CA
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