Real Estate Investing in Vacaville, California (95688)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95688 (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 (95688)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95688 Vacaville
Investors eyeing 95688 need to respect the fundamentals at play. Home values of $663K come alongside slower price movement and elevated management overhead.
Rent of $2,637/mo on a $663K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95688 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Vacaville have seen price recovery that 95688 has not matched. Solano County data supports the view that the spread is structural rather than temporary.
A impressive renter share of 29% in 95688 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 95688 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 Vacaville:
Property Strategy for 95688
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $462,681 | $2,210 | 3.4% | +2.7% | $231,341 |
| 3BR | $588,001 | $2,930 | 3.6% | +3.8% | $196,000 |
| 4BR | $689,894 | $3,320 | 3.5% | +3.8% | $172,474 |
| 5BR | $799,209 | — | — | +3.4% | $159,842 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95688 Compare?
| Metric | 95688 | Vacaville | Vallejo, CA | California |
|---|---|---|---|---|
| Home Value | $662,627 | $622,182 | N/A | $761,003 |
| 5-Year CAGR | 1.2% | 1.2% | N/A | 5.7% |
| Avg Rent | $2,637 | $2,609 | N/A | - |
| Cap Rate | 3.1% | 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 95688 (Vacaville, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95688 (Vacaville, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $662,627 |
| Monthly Rent | $2,637 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | +9.6% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 95688
Population: 39,216
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 95688
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
How tight is the rental market in Vacaville, CA?
Vacancy risk in Vacaville, CA is elevated. That supports reliable cash flow for typical rental holds.
How strong are rents in Vacaville, CA?
The typical rental in Vacaville, CA commands about $2,637/mo monthly. That rent profile stable cash flow against the $663K purchase basis.
How expensive is real estate in Vacaville, CA?
The median home value in Vacaville, CA is roughly $663K. That puts it reasonable relative to the CA statewide average.
What strategy should investors use in Vacaville, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Vacaville, CA. With home values at $663K and rents near $2,637/mo, other strategies can work but produce even-keeled rather than outsized returns.
Does Vacaville, CA make sense for an investment property?
The 2.0/5 investability rating in Vacaville, CA reflects its $663K prices and $2,637/mo rents. Investors generally consider it a solid option within CA.
You know 95688 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95688 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 95688 ranks in Vallejo, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95688 (Vacaville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95688 (Vacaville, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.