Real Estate Investing in Walnut Creek, California (94598)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94598 (Walnut Creek, 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 35.1 — hard to cash-flow at these prices.
What’s happening in Walnut Creek, CA (94598)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94598 Walnut Creek
This part of Contra Costa County is not an easy win. The 94598 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 94598 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 94598 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 94598 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 Walnut Creek's stable or hybrid ZIPs before stepping into 94598. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Walnut Creek:
Property Strategy for 94598
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $362,525 | $3,180 | 6.3% | -0.4% | $362,525 |
| 2BR | $675,035 | $3,880 | 4.1% | +2.9% | $337,517 |
| 3BR | $1,145,468 | $4,960 | 3.1% | +5.3% | $381,823 |
| 4BR | $1,524,984 | $5,880 | 2.8% | +5.4% | $381,246 |
| 5BR | $1,792,403 | — | — | +5.3% | $358,481 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94598 Compare?
| Metric | 94598 | Walnut Creek | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,399,504 | $1,045,367 | N/A | $761,003 |
| 5-Year CAGR | 2.6% | 1.6% | N/A | 5.7% |
| Avg Rent | $3,320 | $3,155 | N/A | - |
| Cap Rate | 1.9% | 2.5% | - | - |
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 94598 (Walnut Creek, 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 | $1,399,504 |
| Monthly Rent | $3,320 |
| Price-to-Rent | 35.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | -2.8% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 94598
Population: 26,293
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 94598
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Central County Special Education Programs
Murwood Elementary
Las Lomas High
Walnut Heights Elementary
Alamo 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 5,479 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is tenant demand in Walnut Creek, CA?
Walnut Creek, CA draws a consistent base of working renters. Demand at the $3,320/mo rent level is reasonable for standard single-family and small multi rentals.
How do landlord-tenant laws work in Walnut Creek, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Walnut Creek generally follows the statewide framework, so landlords face reasonable operating rules.
What are vacancy rates like in Walnut Creek, CA?
Walnut Creek, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What do landlords charge for rent in Walnut Creek, CA?
Rent in Walnut Creek, CA is around $3,320/mo. The resulting rent-to-value relationship with $1.4M pricing is reasonable for most investor models.
Are homes affordable in Walnut Creek, CA?
Walnut Creek, CA home values average about $1.4M. That price point suits investors targeting rentals with $3,320/mo in monthly income.
You know 94598 now. You don’t know where it ranks.
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How 94598 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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