Real Estate Investing in Vallejo, California (94589)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94589 (Vallejo, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (0.8% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Vallejo, CA (94589)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94589 Vallejo
ZIP 94589 inside Solano County looks affordable on the surface — median value of $506K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 94589 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 94589's metrics run below Solano County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 37% in 94589 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 94589 is an operator game, not a passive one. From a cash-flow lens, entry prices of $506K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Vallejo:
Property Strategy for 94589
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $202,589 | $1,710 | 6.1% | +2.7% | $202,589 |
| 2BR | $320,613 | $2,180 | 4.9% | +3.5% | $160,306 |
| 3BR | $495,271 | $2,960 | 4.3% | +3.2% | $165,090 |
| 4BR | $534,511 | $3,300 | 4.4% | +3.5% | $133,628 |
| 5BR | $568,130 | — | — | +3.0% | $113,626 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94589 Compare?
| Metric | 94589 | Vallejo | Vallejo, CA | California |
|---|---|---|---|---|
| Home Value | $505,528 | $455,057 | N/A | $761,003 |
| 5-Year CAGR | 0.8% | 0.2% | N/A | 5.7% |
| Avg Rent | $2,576 | $2,484 | N/A | - |
| Cap Rate | 4.0% | 3.4% | - | - |
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 94589 (Vallejo, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94589 (Vallejo, CA)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Solano County
Manage rentals here? List your business →Krystle Properties offers property management services in Vallejo. summary from their website
Legacy Property Management offers property management services including marketing, tenant screening, rent collection, maintenance, accounting, and eviction services in Sacramento. summary from their website
Solano Property Management offers a broad range of management services for both residential and commercial landlords and tenants in Solano County for over 35 years. 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 | $505,528 |
| Monthly Rent | $2,576 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 94589
Population: 30,199
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 94589
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 7,150 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Vallejo, CA?
Vacancy in Vallejo, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,576/mo.
Are renters plentiful in Vallejo, CA?
Expect a solid tenant pool in Vallejo, CA. The rental market absorbs $2,576/mo rents without meaningful friction.
What price range are homes in Vallejo, CA?
Homes in Vallejo, CA typically sell near $506K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Can I house hack in Vallejo, CA?
The house hack math a challenging in Vallejo, CA. Owner-occupant buyers benefit from the $2,576/mo rents and $506K home values.
What is it like being a landlord in Vallejo, CA?
The landlord environment in Vallejo, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 94589 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94589 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 94589 ranks in Vallejo, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 94589 (Vallejo)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 94589 (Vallejo, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.