Real Estate Investing in Richmond, California (94803)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94803 (Richmond, 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: -0.9% 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 (94803)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94803 Richmond
The 94803 ZIP in Richmond, CA is a local-operator market. Outside capital chasing a $737K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 94803 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within CA, ZIP 94803 trails on several market indicators that neighboring Contra Costa County submarkets outperform. The gap is real and solid enough to shape underwriting.
The demographic picture in 94803 includes headwinds that any investor should price in. Income distribution skews lower than Richmond averages, and tenant stability requires active management.
The 94803 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Richmond:
Property Strategy for 94803
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $276,184 | $2,240 | 5.8% | -0.1% | $276,184 |
| 2BR | $479,160 | $2,740 | 4.1% | +0.9% | $239,580 |
| 3BR | $696,870 | $3,500 | 3.6% | +1.9% | $232,290 |
| 4BR | $839,830 | $4,150 | 3.6% | +2.7% | $209,958 |
| 5BR | $942,881 | — | — | +2.7% | $188,576 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94803 Compare?
| Metric | 94803 | Richmond | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $736,777 | $622,431 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,857 | $2,683 | N/A | - |
| Cap Rate | 3.0% | 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 94803 (Richmond, 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 | $736,777 |
| Monthly Rent | $2,857 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 2.2% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | -0.9% ▼ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (3.0%). 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 94803
Population: 27,588
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 94803
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Mira Vista Elementary
Collins Elementary
Ellerhorst Elementary
Lovonya DeJean Middle
Pinole Middle
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 6,495 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Richmond, CA?
Rent in Richmond, CA is around $2,857/mo. The resulting rent-to-value relationship with $737K pricing is reasonable for most investor models.
What are vacancy rates like in Richmond, CA?
Vacancy in Richmond, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,857/mo.
Is Richmond, CA a good market for buy-and-hold investors?
Our data puts Richmond, CA at 2.0/5 for investability. Home prices of $737K and rents around $2,857/mo create a solid backdrop for investor activity.
What does house hacking look like in Richmond, CA?
For house hackers, Richmond, CA is a challenging. The $2,857/mo rent on a unit helps defray the mortgage on a $737K property.
Are tenants stable in Richmond, CA?
Working renters make up the core of the Richmond, CA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 94803 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94803 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 94803 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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