Real Estate Investing in Vallejo, California (94592)
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Should you buy in 94592 (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.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vallejo, CA (94592)?
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Market Analysis: 94592 Vallejo
This part of Solano County is not an easy win. The 94592 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 94592 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Vallejo have seen price recovery that 94592 has not matched. Solano County data supports the view that the spread is structural rather than temporary.
Employment concentration in 94592 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 Vallejo's stable or hybrid ZIPs before stepping into 94592. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Vallejo:
Property Strategy for 94592
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $686,543 | $4,370 | 4.6% | +2.5% | $228,848 |
| 4BR | $732,543 | $4,950 | 4.9% | +2.5% | $183,136 |
Market Trends
Home Value History (with trend line)
📊 How Does 94592 Compare?
| Metric | 94592 | Vallejo | Vallejo, CA | California |
|---|---|---|---|---|
| Home Value | $715,059 | $455,057 | N/A | $761,003 |
| 5-Year CAGR | N/A | 0.2% | N/A | 5.7% |
| Avg Rent | $2,943 | $2,484 | N/A | - |
| Cap Rate | 3.2% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94592 (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 | $715,059 |
| Monthly Rent | $2,943 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | -1.7% ▼ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (3.2%). 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 94592
Population: 922
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 94592
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
Should investors consider Vallejo, CA?
The 2.0/5 investability rating in Vallejo, CA reflects its $715K prices and $2,943/mo rents. Investors generally consider it a solid option within CA.
Are renters plentiful in Vallejo, CA?
Working renters make up the core of the Vallejo, CA tenant base. The pool is reasonable for investors targeting long-term holds.
How much is rent in Vallejo, CA?
Rents in Vallejo, CA run near $2,943/mo. Compared with median home prices of $715K that produces solid gross yields for typical rentals.
Is Vallejo, CA suited for a house hack?
The a challenging house-hack environment in Vallejo, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Which investment style suits Vallejo, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Vallejo, CA. With home values at $715K and rents near $2,943/mo, other strategies can work but produce even-keeled rather than outsized returns.
You know 94592 now. You don’t know where it ranks.
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How 94592 ranks in Vallejo, CA
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