Real Estate Investing in Napa, California (94558)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94558 (Napa, 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.
- Elevated vacancy: 11.1% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.5 — hard to cash-flow at these prices.
What’s happening in Napa, CA (94558)?
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Market Analysis: 94558 Napa
The 94558 ZIP covers a section of Napa that demands careful diligence. Prices near $903K 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 94558 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 94558 sits on the difficult end of the CA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
On the rental side, 64,552 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.
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 Napa:
Property Strategy for 94558
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $539,834 | $2,210 | 2.9% | +2.6% | $539,834 |
| 2BR | $661,345 | $2,900 | 3.2% | +2.6% | $330,672 |
| 3BR | $830,308 | $3,690 | 3.2% | +3.7% | $276,769 |
| 4BR | $1,070,618 | $4,320 | 2.9% | +5.3% | $267,654 |
| 5BR | $1,656,805 | — | — | +5.0% | $331,361 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94558 Compare?
| Metric | 94558 | Napa | Napa, CA | California |
|---|---|---|---|---|
| Home Value | $902,500 | $567,359 | N/A | $761,003 |
| 5-Year CAGR | 1.7% | 0.6% | N/A | 5.7% |
| Avg Rent | $2,840 | $2,829 | N/A | - |
| Cap Rate | 2.5% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94558 (Napa, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $902,500 |
| Monthly Rent | $2,840 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 Rent Trends
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +3.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 94558
Population: 64,552
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 94558
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
Frequently Asked Questions
What is the typical home price in Napa, CA?
Napa, CA median home values land near $903K. That is reasonable territory for investors looking at $2,840/mo-per-month rentals.
What do rentals go for in Napa, CA?
Expect rents around $2,840/mo per month in Napa, CA. With home values at $903K, the yield math works out to reasonable levels for rental investors.
What real estate strategy is ideal for Napa, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Napa, CA. With home values at $903K and rents near $2,840/mo, other strategies can work but produce measured rather than outsized returns.
Is vacancy a concern in Napa, CA?
Vacancy in Napa, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,840/mo.
Are eviction rules reasonable in Napa, CA?
Landlord-friendliness in Napa, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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How 94558 ranks in Napa, CA
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