Real Estate Investing in Bolinas, California (94938)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94938 (Bolinas, 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.
- High vacancy: 24.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 32.0 — 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 Bolinas, CA (94938)?
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Market Analysis: 94938 Bolinas
From an investor standpoint, ZIP 94938 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.1M median. It rewards specialists, not generalists.
The investment case in 94938 is resilient only for operators who understand what they are buying. A $1.1M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within CA, ZIP 94938 trails on several market indicators that neighboring Marin County submarkets outperform. The gap is real and significant enough to shape underwriting.
Resident income in 94938 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 94938 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 Bolinas:
Property Strategy for 94938
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $910,155 | $3,150 | 2.5% | +1.6% | $455,077 |
| 3BR | $1,162,271 | $4,020 | 2.5% | +4.5% | $387,424 |
Market Trends
Home Value History (with trend line)
📊 How Does 94938 Compare?
| Metric | 94938 | Bolinas | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,088,139 | $1,531,666 | N/A | $761,003 |
| 5-Year CAGR | 1.3% | 0.7% | N/A | 5.7% |
| Avg Rent | $2,835 | $2,763 | N/A | - |
| Cap Rate | 2.0% | 1.5% | - | - |
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 94938 (Bolinas, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94938 (Bolinas, CA)?
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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 | $1,088,139 |
| Monthly Rent | $2,835 |
| Price-to-Rent | 32.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (2.0%). 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 94938
Population: 540
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
🎓 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 landlord laws favorable in Bolinas, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Bolinas generally follows the statewide framework, so landlords face reasonable operating rules.
How deep is the rental pool in Bolinas, CA?
Tenant quality in Bolinas, CA ranks as solid. Landlords generally report reliable occupancy at market rents of $2,835/mo.
Are there empty rentals in Bolinas, CA?
Expect elevated vacancy in Bolinas, CA. Rents at $2,835/mo are absorbed by the tenant base without meaningful lag.
Can owner-occupants cash flow in Bolinas, CA?
For house hackers, Bolinas, CA is a tougher. The $2,835/mo rent on a unit helps defray the mortgage on a $1.1M property.
What is the typical home price in Bolinas, CA?
Bolinas, CA median home values land near $1.1M. That is reasonable territory for investors looking at $2,835/mo-per-month rentals.
You know 94938 now. You don’t know where it ranks.
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How 94938 ranks in San Francisco-Oakland-Berkeley, CA
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