Real Estate Investing in Vacaville, California (95687)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95687 (Vacaville, 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.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Vacaville, CA (95687)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95687 Vacaville
The 95687 ZIP in Vacaville, CA is a local-operator market. Outside capital chasing a $582K entry has to pair deep knowledge with the discount.
For an experienced owner, 95687 can be a a solid fit for hunting ground — but the discount at $582K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 95687 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 95687 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 95687 is an operator game, not a passive one. Turning to rents, entry prices of $582K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Vacaville:
Property Strategy for 95687
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $325,134 | $1,900 | 4.2% | — | $325,134 |
| 2BR | $426,763 | $2,410 | 4.1% | +2.8% | $213,382 |
| 3BR | $549,245 | $3,190 | 4.2% | +3.8% | $183,082 |
| 4BR | $623,691 | $3,580 | 4.1% | +4.1% | $155,923 |
| 5BR | $770,870 | — | — | +4.5% | $154,174 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95687 Compare?
| Metric | 95687 | Vacaville | Vallejo, CA | California |
|---|---|---|---|---|
| Home Value | $581,737 | $622,182 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.2% | N/A | 5.7% |
| Avg Rent | $2,580 | $2,609 | N/A | - |
| Cap Rate | 3.5% | 3.3% | - | - |
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 95687 (Vacaville, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95687 (Vacaville, CA)?
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Property managers serving Solano County
Manage rentals here? List your business →Krystle Properties offers property management services in Vallejo. summary from their website
Legacy Property Management offers property management services including marketing, tenant screening, rent collection, maintenance, accounting, and eviction services in Sacramento. summary from their website
Solano Property Management offers a broad range of management services for both residential and commercial landlords and tenants in Solano County for over 35 years. 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 | $581,737 |
| Monthly Rent | $2,580 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +1.5% ▲ |
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 95687
Population: 69,741
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 95687
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 1,791 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do rentals go for in Vacaville, CA?
Expect rents around $2,580/mo per month in Vacaville, CA. With home values at $582K, the yield math works out to reasonable levels for rental investors.
Is housing expensive in Vacaville, CA?
Homes in Vacaville, CA typically sell near $582K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Is Vacaville, CA a good market for buy-and-hold investors?
The 2.0/5 investability rating in Vacaville, CA reflects its $582K prices and $2,580/mo rents. Investors generally consider it a solid option within CA.
Are there empty rentals in Vacaville, CA?
Expect elevated vacancy in Vacaville, CA. Rents at $2,580/mo are absorbed by the tenant base without meaningful lag.
How qualified is the tenant pool in Vacaville, CA?
Tenant quality in Vacaville, CA ranks as solid. Landlords generally report reliable occupancy at market rents of $2,580/mo.
You know 95687 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95687 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 95687 ranks in Vallejo, CA
Every ZIP in this metro, ranked. Free.
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