Real Estate Investing in Richmond, California (94806)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94806 (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 (94806)?
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Market Analysis: 94806 Richmond
Investors eyeing 94806 need to respect the fundamentals at play. Home values of $579K come alongside slower price movement and elevated management overhead.
The 94806 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 94806 and stronger Richmond ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 94806 includes headwinds that any investor should price in. Income distribution skews lower than Richmond averages, and tenant stability requires active management.
The right play in 94806 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 94806
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $295,876 | $2,060 | 5.0% | +1.6% | $295,876 |
| 2BR | $441,024 | $2,510 | 4.1% | +0.7% | $220,512 |
| 3BR | $579,862 | $3,210 | 4.0% | +1.8% | $193,287 |
| 4BR | $669,848 | $3,800 | 4.1% | +2.0% | $167,462 |
| 5BR | $813,174 | — | — | +2.0% | $162,635 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94806 Compare?
| Metric | 94806 | Richmond | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $579,277 | $622,431 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,351 | $2,683 | N/A | - |
| Cap Rate | 3.2% | 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 94806 (Richmond, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94806 (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 | $579,277 |
| Monthly Rent | $2,351 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 2.3% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | -0.9% ▼ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 94806
Population: 61,749
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 94806
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
Is Richmond in CA worth investing in?
Richmond, CA scores 2.0/5 for investability. Home values sit at $579K and rents near $2,351/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is housing expensive in Richmond, CA?
Expect median prices around $579K in Richmond, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
What is the typical rental rate in Richmond, CA?
Expect rents around $2,351/mo per month in Richmond, CA. With home values at $579K, the yield math works out to reasonable levels for rental investors.
What approach is best for Richmond, CA real estate?
Richmond, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($579K prices, $2,351/mo rents) make it a reasonable choice.
What kind of vacancy should I budget for in Richmond, CA?
Expect elevated vacancy in Richmond, CA. Rents at $2,351/mo are absorbed by the tenant base without meaningful lag.
You know 94806 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94806 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 94806 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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