Real Estate Investing in Nicasio, California (94946)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94946 (Nicasio, 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.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 66.1 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Nicasio, CA (94946)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94946 Nicasio
Stepping back, ZIP 94946 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $2.1M median. It rewards specialists, not generalists.
Meanwhile, the numbers look inviting — $2.1M purchase price, 0.0% nominal cap — the work to hit that pro forma in 94946 is substantial and deserves full respect.
In the broader CA picture, 94946 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
From an investor standpoint, 727 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.
Experienced landlords with local relationships tend to find 94946 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Nicasio:
Market Trends
Home Value History (with trend line)
📊 How Does 94946 Compare?
| Metric | 94946 | Nicasio | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $2,134,174 | $2,134,174 | N/A | $761,003 |
| 5-Year CAGR | 1.1% | 1.1% | N/A | 5.7% |
| Avg Rent | $2,691 | $2,691 | N/A | - |
| Cap Rate | 1.0% | 1.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94946 (Nicasio, CA). Anonymous, moderated, never written by AI.
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Property managers serving Marin County
Manage rentals here? List your business →Foundation Homes Property Management provides performance-built property management for luxury homes in Marin County and beyond. summary from their website
Marshall & Co. Property Management offers owner and resident services, including lease-only options, for residential and commercial rentals. summary from their website
PRANDI Property Management is Marin County's only Certified Residential Management Company, focusing on quality tenants and homes. 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 | $2,134,174 |
| Monthly Rent | $2,691 |
| Price-to-Rent | 66.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.5% |
| Cap Rate | 1.0% |
| 5-Year IRR | 2.0% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 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 (1.0%). 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 94946
Population: 727
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 94946
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 3,252 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Nicasio, CA?
Nicasio, CA median home values land near $2.1M. That is reasonable territory for investors looking at $2,691/mo-per-month rentals.
Should investors worry about vacancy in Nicasio, CA?
Vacancy in Nicasio, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,691/mo.
Is Nicasio, CA a friendly market for rental owners?
Nicasio, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How much rent can I charge in Nicasio, CA?
Rents in Nicasio, CA run near $2,691/mo. Compared with median home prices of $2.1M that produces solid gross yields for typical rentals.
Is it easy to find good tenants in Nicasio, CA?
The renter base in Nicasio, CA is reasonable for the $2,691/mo price point. Screening well and pricing to market typically yields measured tenants.
You know 94946 now. You don’t know where it ranks.
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How 94946 ranks in San Francisco-Oakland-Berkeley, CA
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