Real Estate Investing in Richmond, California (94805)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94805 (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: -1.3% 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 (94805)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94805 Richmond
Investors eyeing 94805 need to respect the fundamentals at play. Home values of $704K come alongside slower price movement and elevated management overhead.
The 94805 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 94805 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 94805 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 94805 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Richmond:
Property Strategy for 94805
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $583,243 | $2,690 | 3.3% | +0.1% | $291,621 |
| 3BR | $714,603 | $3,440 | 3.5% | +0.8% | $238,201 |
| 4BR | $845,376 | $4,080 | 3.5% | +1.5% | $211,344 |
| 5BR | $922,454 | — | — | +1.0% | $184,491 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94805 Compare?
| Metric | 94805 | Richmond | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $703,546 | $622,431 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $3,124 | $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 94805 (Richmond, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94805 (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 | $703,546 |
| Monthly Rent | $3,124 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 2.1% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | -1.3% ▼ |
| 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 (3.5%). 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 94805
Population: 15,356
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 94805
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Vista Independent Study / Virtual Academy
Betty Reid Soskin Middle
Highland Elementary
Lake Elementary
Murphy 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 6,495 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the tenant pool like in Richmond, CA?
The tenant pool in Richmond, CA is solid, supported by local employment and population fundamentals. Rents of $3,124/mo are well-absorbed by the market.
Should investors worry about vacancy in Richmond, CA?
Richmond, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What are home prices like in Richmond, CA?
The median home value in Richmond, CA is roughly $704K. That puts it reasonable relative to the CA statewide average.
Are landlord laws favorable in Richmond, CA?
Rental owners in Richmond, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Is Richmond, CA a good place for real estate investing?
Yes - Richmond, CA a 2.0/5 investability score. With $704K home prices against $3,124/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 94805 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94805 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 94805 ranks in San Francisco-Oakland-Berkeley, CA
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