Real Estate Investing in Vallejo, California (94591)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94591 (Vallejo, 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.
- 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 (94591)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94591 Vallejo
This part of Solano County is not an easy win. The 94591 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $591K asset, 94591 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader CA picture, 94591 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Looking more closely, 58,516 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.
The right play in 94591 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Vallejo:
Property Strategy for 94591
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $411,701 | $2,520 | 4.4% | +2.8% | $205,850 |
| 3BR | $534,317 | $3,280 | 4.4% | +3.4% | $178,106 |
| 4BR | $665,016 | $3,730 | 4.0% | +3.6% | $166,254 |
| 5BR | $731,739 | — | — | +3.5% | $146,348 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94591 Compare?
| Metric | 94591 | Vallejo | Vallejo, CA | California |
|---|---|---|---|---|
| Home Value | $590,813 | $455,057 | N/A | $761,003 |
| 5-Year CAGR | 0.8% | 0.2% | N/A | 5.7% |
| Avg Rent | $2,318 | $2,484 | N/A | - |
| Cap Rate | 3.1% | 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 94591 (Vallejo, CA). Anonymous, moderated, never written by AI.
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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 | $590,813 |
| Monthly Rent | $2,318 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | -3.0% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +2.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 94591
Population: 58,516
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 94591
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Solano Widenmann Leadership Academy
Loma Vista Environmental Science Academy
MIT Academy
Donaldson Way Elementary
Dan Mini 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 8,887 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Vallejo, CA make sense for an investment property?
Our data puts Vallejo, CA at 2.0/5 for investability. Home prices of $591K and rents around $2,318/mo create a solid backdrop for investor activity.
How expensive is real estate in Vallejo, CA?
Expect median prices around $591K in Vallejo, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Is vacancy a concern in Vallejo, CA?
Vacancy in Vallejo, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,318/mo.
Is Vallejo, CA better for rentals, flips, or BRRRR?
Investors usually favor careful cash-flow rentals with hands-on management in Vallejo, CA. With home values at $591K and rents near $2,318/mo, other strategies can work but produce predictable rather than outsized returns.
How much is rent in Vallejo, CA?
The typical rental in Vallejo, CA commands about $2,318/mo monthly. That rent profile reliable cash flow against the $591K purchase basis.
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How 94591 ranks in Vallejo, CA
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