Real Estate Investing in Richmond, California (94801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94801 (Richmond, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Declining values: -1.0% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Richmond, CA (94801)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94801 Richmond
Investors eyeing 94801 need to respect the fundamentals at play. Home values of $516K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 94801 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Turning to rents, 94801 offers a low basis, the region around Richmond has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 94801 ZIP's population of 33,564 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategy in 94801 is an operator game, not a passive one. From a cash-flow lens, entry prices of $516K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Richmond:
Property Strategy for 94801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $381,849 | $1,990 | 3.8% | +1.3% | $381,849 |
| 2BR | $447,352 | $2,420 | 3.9% | +0.9% | $223,676 |
| 3BR | $525,540 | $3,090 | 4.2% | +1.7% | $175,180 |
| 4BR | $608,945 | $3,670 | 4.3% | +1.8% | $152,236 |
| 5BR | $645,881 | — | — | +2.4% | $129,176 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94801 Compare?
| Metric | 94801 | Richmond | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $516,446 | $622,431 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,295 | $2,683 | N/A | - |
| Cap Rate | 3.5% | 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 94801 (Richmond, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94801 (Richmond, CA)?
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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 | $516,446 |
| Monthly Rent | $2,295 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | -0.6% ▼ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | -1.0% ▼ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | -2.9% ▼ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 94801
Population: 33,564
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 94801
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Vista Independent Study / Virtual Academy
Highland Elementary
Lake Elementary
Riverside Elementary
Tara Hills 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 4,530 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 Richmond, CA?
Rental vacancy in Richmond, CA is elevated. Investors should budget normal turnover but not chronic empty units.
Is Richmond, CA a good market for FHA house hackers?
House hacking in Richmond, CA is a challenging. With home values around $516K and rents at $2,295/mo, owner-occupants can offset a meaningful share of PITI.
Is Richmond, CA landlord-friendly?
The landlord environment in Richmond, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What monthly rent should investors expect in Richmond, CA?
Rents in Richmond, CA run near $2,295/mo. Compared with median home prices of $516K that produces solid gross yields for typical rentals.
What price range are homes in Richmond, CA?
Homes in Richmond, CA typically sell near $516K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
You know 94801 now. You don’t know where it ranks.
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How 94801 ranks in San Francisco-Oakland-Berkeley, CA
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