Real Estate Investing in Livermore, California (94550)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94550 (Livermore, 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 33.4 — hard to cash-flow at these prices.
What’s happening in Livermore, CA (94550)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94550 Livermore
Not every below-median market is a bargain. Livermore's 94550 ZIP reports signals that favor experienced operators who can absorb the risk $1.2M pricing implies.
Put differently, the numbers look inviting — $1.2M purchase price, 0.0% nominal cap — the work to hit that pro forma in 94550 is substantial and deserves full respect.
ZIP 94550's metrics run below Alameda County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 94550 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 94550 is an operator game, not a passive one. Put differently, entry prices of $1.2M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Livermore:
Property Strategy for 94550
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $385,373 | $2,700 | 5.0% | -0.2% | $385,373 |
| 2BR | $712,417 | $3,300 | 3.3% | +4.9% | $356,208 |
| 3BR | $1,062,839 | $4,220 | 2.9% | +5.8% | $354,280 |
| 4BR | $1,381,307 | $5,000 | 2.6% | +6.8% | $345,327 |
| 5BR | $1,920,600 | — | — | +8.6% | $384,120 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94550 Compare?
| Metric | 94550 | Livermore | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,209,575 | $1,095,084 | N/A | $761,003 |
| 5-Year CAGR | 2.0% | 1.8% | N/A | 5.7% |
| Avg Rent | $3,015 | $3,151 | N/A | - |
| Cap Rate | 1.9% | 2.3% | - | - |
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 94550 (Livermore, CA). Anonymous, moderated, never written by AI.
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Property managers serving Alameda County
Manage rentals here? List your business →Accountable Property Management offers residential, commercial, and HOA property management services in Hayward, CA and the Greater Bay Area Rental Market. summary from their website
Advent Properties, Inc. offers comprehensive, responsive, and professional property management and real estate services in the Bay Area, East Bay, and Sacramento regions. summary from their website
Community Association Management (CAM) provides management services for Common Interest Developments in the San Francisco Bay Area. 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 | $1,209,575 |
| Monthly Rent | $3,015 |
| Price-to-Rent | 33.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 1.9% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +1.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 94550
Population: 49,610
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 94550
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.
Frequently Asked Questions
Are there empty rentals in Livermore, CA?
Livermore, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What do rentals go for in Livermore, CA?
Rental rates in Livermore, CA average $3,015/mo. Tenant demand and $1.2M home values make the yield look reasonable by investor standards.
What is the tenant pool like in Livermore, CA?
The tenant pool in Livermore, CA is solid, supported by local employment and population fundamentals. Rents of $3,015/mo are well-absorbed by the market.
Is Livermore, CA good for house hacking?
House hacking in Livermore, CA is a tougher. With home values around $1.2M and rents at $3,015/mo, owner-occupants can offset a meaningful share of PITI.
How should investors approach Livermore, CA?
In Livermore, CA the durable play is typically careful cash-flow rentals with hands-on management. The combination of $1.2M prices and $3,015/mo rents suits that approach.
You know 94550 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94550 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 94550 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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