Real Estate Investing in Livermore, California (94551)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94551 (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.
- 1-year downturn: Values declined 3.2% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Livermore, CA (94551)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94551 Livermore
The 94551 ZIP covers a section of Livermore that demands careful diligence. Prices near $981K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 94551 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 94551 and stronger Livermore ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Turning to rents, 38,739 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 94551 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 Livermore:
Property Strategy for 94551
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $713,599 | $3,200 | 3.2% | +4.9% | $356,799 |
| 3BR | $956,879 | $4,090 | 3.1% | +5.7% | $318,960 |
| 4BR | $1,175,630 | $4,850 | 3.0% | +6.7% | $293,907 |
| 5BR | $1,479,974 | — | — | +7.7% | $295,995 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94551 Compare?
| Metric | 94551 | Livermore | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $980,594 | $1,095,084 | N/A | $761,003 |
| 5-Year CAGR | 1.7% | 1.8% | N/A | 5.7% |
| Avg Rent | $3,287 | $3,151 | N/A | - |
| Cap Rate | 2.6% | 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 94551 (Livermore, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94551 (Livermore, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $980,594 |
| Monthly Rent | $3,287 |
| Price-to-Rent | 24.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | -3.2% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 94551
Population: 38,739
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 94551
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 2,264 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does house hacking work in Livermore, CA?
House hacking in Livermore, CA is a challenging. With home values around $981K and rents at $3,287/mo, owner-occupants can offset a meaningful share of PITI.
How high is vacancy risk in Livermore, CA?
Livermore, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How deep is the rental pool in Livermore, CA?
Livermore, CA offers a measured renter base at the $3,287/mo rent level. Tenant turnover is reasonable for well-managed properties.
How landlord-friendly is Livermore, CA?
For rental operators, Livermore, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Is Livermore, CA a smart market for rental property?
Our data puts Livermore, CA at 2.0/5 for investability. Home prices of $981K and rents around $3,287/mo create a solid backdrop for investor activity.
You know 94551 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94551 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 94551 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 94551 (Livermore)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 94551 (Livermore, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.