Real Estate Investing in Pinole, California (94564)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94564 (Pinole, 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.
- Declining values: -0.5% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Pinole, CA (94564)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94564 Pinole
Not every below-median market is a bargain. Pinole's 94564 ZIP reports signals that favor experienced operators who can absorb the risk $724K pricing implies.
On balance, the numbers look inviting — $724K purchase price, 0.0% nominal cap — the work to hit that pro forma in 94564 is substantial and deserves full respect.
In the broader CA picture, 94564 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 94564 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 94564 is an operator game, not a passive one. Meanwhile, entry prices of $724K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Pinole:
Property Strategy for 94564
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $477,776 | $3,090 | 4.7% | +1.8% | $238,888 |
| 3BR | $689,248 | $3,950 | 4.1% | +2.4% | $229,749 |
| 4BR | $783,370 | $4,680 | 4.3% | +2.5% | $195,842 |
| 5BR | $863,317 | — | — | +2.0% | $172,663 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94564 Compare?
| Metric | 94564 | Pinole | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $723,802 | $723,802 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $3,057 | $3,057 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 94564 (Pinole, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94564 (Pinole, 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 | $723,802 |
| Monthly Rent | $3,057 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 2.8% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | -0.5% ▼ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
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 94564
Population: 18,835
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 94564
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Betty Reid Soskin Middle
Lupine Hills Elementary
Murphy Elementary
Sheldon Elementary
Valley View Elementary
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 1,871 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Pinole, CA?
Median home price in Pinole, CA is near $724K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
What is the tenant pool like in Pinole, CA?
Expect a solid tenant pool in Pinole, CA. The rental market absorbs $3,057/mo rents without meaningful friction.
What does house hacking look like in Pinole, CA?
The a challenging house-hack environment in Pinole, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical rental rate in Pinole, CA?
The typical rental in Pinole, CA commands about $3,057/mo monthly. That rent profile predictable cash flow against the $724K purchase basis.
How high is vacancy risk in Pinole, CA?
Pinole, CA carries elevated vacancy risk. Expect consistent absorption at market rents of $3,057/mo.
You know 94564 now. You don’t know where it ranks.
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How 94564 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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