Real Estate Investing in Richmond, California (94804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94804 (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: -1.7% 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 (94804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94804 Richmond
ZIP 94804 inside Contra Costa County looks affordable on the surface — median value of $576K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $2,790/mo on a $576K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94804 sits below the stated 0.0% once reality is priced in.
Regionally, 94804 sits on the difficult end of the CA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
In practical terms, 44,679 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.
Distressed ZIPs reward experience. notable returns are possible in 94804, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Richmond:
Property Strategy for 94804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $381,353 | $1,990 | 3.8% | -1.0% | $381,353 |
| 2BR | $522,239 | $2,420 | 3.3% | +0.0% | $261,120 |
| 3BR | $611,269 | $3,090 | 3.6% | +0.6% | $203,756 |
| 4BR | $657,108 | $3,670 | 4.0% | +1.8% | $164,277 |
| 5BR | $725,101 | — | — | +1.0% | $145,020 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94804 Compare?
| Metric | 94804 | Richmond | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $576,110 | $622,431 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,790 | $2,683 | N/A | - |
| Cap Rate | 3.8% | 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 94804 (Richmond, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94804 (Richmond, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $576,110 |
| Monthly Rent | $2,790 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 2.1% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | -1.7% ▼ |
| 10-Year CAGR | +3.5% ▲ |
🏠 Rent Trends
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 94804
Population: 44,679
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 94804
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 4,530 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Richmond, CA?
Expect median prices around $576K in Richmond, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
How much do tenants pay in Richmond, CA?
The typical rental in Richmond, CA commands about $2,790/mo monthly. That rent profile consistent cash flow against the $576K purchase basis.
Are renters plentiful in Richmond, CA?
The tenant pool in Richmond, CA is solid, supported by local employment and population fundamentals. Rents of $2,790/mo are well-absorbed by the market.
Is house hacking profitable in Richmond, CA?
For house hackers, Richmond, CA is a challenging. The $2,790/mo rent on a unit helps defray the mortgage on a $576K property.
What approach is best for Richmond, CA real estate?
For Richmond, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 94804 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94804 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 94804 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 94804 (Richmond)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 94804 (Richmond, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.