Real Estate Investing in San Ramon, California (94583)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94583 (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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 38.3 — hard to cash-flow at these prices.
What’s happening in San Ramon, CA (94583)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94583 San Ramon
Not every below-median market is a bargain. San Ramon's 94583 ZIP records signals that favor experienced operators who can absorb the risk $1.4M pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 94583 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in San Ramon have seen price recovery that 94583 has not matched. Contra Costa County data supports the view that the spread is structural rather than temporary.
The 94583 ZIP's population of 39,418 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
Strategy in 94583 is an operator game, not a passive one. On the rental side, entry prices of $1.4M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in San Ramon:
Property Strategy for 94583
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $438,346 | $3,030 | 5.0% | +3.5% | $438,346 |
| 2BR | $626,200 | $3,700 | 4.3% | +2.9% | $313,100 |
| 3BR | $1,250,825 | $4,730 | 2.7% | +6.4% | $416,942 |
| 4BR | $1,539,264 | $5,610 | 2.6% | +6.7% | $384,816 |
| 5BR | $1,964,529 | — | — | +7.5% | $392,906 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94583 Compare?
| Metric | 94583 | San Ramon | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,367,453 | $1,530,401 | N/A | $761,003 |
| 5-Year CAGR | 2.1% | 2.6% | N/A | 5.7% |
| Avg Rent | $2,977 | $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 94583 (San Ramon, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94583 (San Ramon, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $1,367,453 |
| Monthly Rent | $2,977 |
| Price-to-Rent | 38.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | -3.0% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.2% ▲ |
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 94583
Population: 39,418
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 94583
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Green Valley Elementary
Greenbrook Elementary
Los Cerros Middle
John Baldwin Elementary
Montair 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 9,078 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of vacancy should I budget for in San Ramon, CA?
Occupancy in San Ramon, CA runs predictable with elevated vacancy. Well-priced units at $2,977/mo lease on reasonable timelines.
How qualified is the tenant pool in San Ramon, CA?
The tenant pool in San Ramon, CA is solid, supported by local employment and population fundamentals. Rents of $2,977/mo are well-absorbed by the market.
Is CA a landlord-friendly state?
Landlord-friendliness in San Ramon, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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.
What is the typical home price in San Ramon, CA?
In San Ramon, CA the median home value sits at $1.4M. Against the broader CA market, that reads as reasonable for most investors.
You know 94583 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94583 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 94583 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 94583 (San Ramon)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 94583 (San Ramon, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.