Real Estate Investing in San Ramon, California (94582)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94582 (San Ramon, 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 3.5% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 37.4 — hard to cash-flow at these prices.
What’s happening in San Ramon, CA (94582)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94582 San Ramon
This part of Contra Costa County is not an easy win. The 94582 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 94582 can be a a credible choice for hunting ground — but the discount at $1.7M reflects genuine risk that outside investors often underestimate.
Regionally, 94582 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 94582 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at San Ramon's stable or hybrid ZIPs before stepping into 94582. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in San Ramon:
Property Strategy for 94582
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $465,393 | $2,910 | 4.5% | +1.9% | $465,393 |
| 2BR | $712,756 | $3,550 | 3.6% | +3.4% | $356,378 |
| 3BR | $1,266,404 | $4,540 | 2.6% | +6.4% | $422,135 |
| 4BR | $1,878,572 | $5,380 | 2.1% | +8.5% | $469,643 |
| 5BR | $2,324,808 | — | — | +9.8% | $464,962 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94582 Compare?
| Metric | 94582 | San Ramon | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,693,349 | $1,530,401 | N/A | $761,003 |
| 5-Year CAGR | 3.2% | 2.6% | N/A | 5.7% |
| Avg Rent | $3,771 | $3,374 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 94582 (San Ramon, CA). Anonymous, moderated, never written by AI.
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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 | $1,693,349 |
| Monthly Rent | $3,771 |
| Price-to-Rent | 37.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.7% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | -3.5% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | +10.9% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.7%). 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 94582
Population: 47,182
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 94582
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 11,342 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does San Ramon, CA make sense for an investment property?
With a 2.0/5 investability score, San Ramon, CA ranks as a solid market for rental property investors. Median prices of $1.7M and rents of $3,771/mo drive the underlying numbers.
Do rentals sit vacant long in San Ramon, CA?
Rental vacancy in San Ramon, CA is elevated. Investors should budget normal turnover but not chronic empty units.
How much should I expect to pay for a home in San Ramon, CA?
Typical homes in San Ramon, CA go for around $1.7M. The 5-year CAGR of 0.0% consistent price movement.
What approach is best for San Ramon, CA real estate?
The best-fit strategy in San Ramon, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How much rent can I charge in San Ramon, CA?
Rents in San Ramon, CA run near $3,771/mo. Compared with median home prices of $1.7M that produces solid gross yields for typical rentals.
You know 94582 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94582 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 94582 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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