Real Estate Investing in Lafayette, California (94549)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94549 (Lafayette, 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 44.2 — hard to cash-flow at these prices.
What’s happening in Lafayette, CA (94549)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94549 Lafayette
Meanwhile, ZIP 94549 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.9M median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.9M asset, 94549 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 94549 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A durable renter share of 25% in 94549 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Lafayette:
Property Strategy for 94549
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $1,121,618 | $3,920 | 2.5% | +1.8% | $560,809 |
| 3BR | $1,572,531 | $5,010 | 2.3% | +3.1% | $524,177 |
| 4BR | $2,052,703 | $5,940 | 2.1% | +4.2% | $513,176 |
| 5BR | $2,673,690 | — | — | +4.0% | $534,738 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94549 Compare?
| Metric | 94549 | Lafayette | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,947,050 | $1,947,050 | N/A | $761,003 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 5.7% |
| Avg Rent | $3,668 | $3,668 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
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 94549 (Lafayette, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94549 (Lafayette, 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 | $1,947,050 |
| Monthly Rent | $3,668 |
| Price-to-Rent | 44.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | -1.2% ▼ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +2.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.5%). 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 94549
Population: 28,247
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 94549
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Buena Vista Elementary
Walnut Creek Intermediate
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
Does Lafayette, CA make sense for an investment property?
The 2.0/5 investability rating in Lafayette, CA reflects its $1.9M prices and $3,668/mo rents. Investors generally consider it a solid option within CA.
What is the average monthly rent in Lafayette, CA?
Rent in Lafayette, CA is around $3,668/mo. The resulting rent-to-value relationship with $1.9M pricing is reasonable for most investor models.
What approach is best for Lafayette, CA real estate?
The best-fit strategy in Lafayette, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Can owner-occupants cash flow in Lafayette, CA?
Lafayette, CA is a a tougher market for house hackers. FHA or conventional owner-occupant buyers find the $1.9M price point reasonable to enter.
What is the average home sale price in Lafayette, CA?
Expect median prices around $1.9M in Lafayette, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
You know 94549 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94549 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 94549 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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