ZIP CODE 94565 // SAN FRANCISCO-OAKLAND-BERKELEY, CA // DATA AS OF 2026-09-30
Pittsburg, CA (94565) Rental Property Cap Rate & Cash Flow Report
Located in Contra Costa County (Pittsburg, CA), Zip Code 94565 ranks #223 of 500 within this selected sample (56th percentile) with a Zillow ZHVI typical home-value index of $559,194 (-0.8% YoY) and a ZORI observed market rent of $2,429/mo (+3.7% YoY). Requires at least 56.2% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$1,278/mo
Annual: -$15,338/yr
Modeled Cap Rate
3.32%
NOI: $18,593/yr
Cash-on-Cash Return
-11.93%
Cash Needed: $128,615
1% Rule Ratio
0.43%
Gross Yield: 5.21%
Break-Even Rent
$3,898/mo
State Tax: 0.71%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 94565 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (CA Avg 0.71%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,828/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$880/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (94565)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $581,440 | $2,048/mo | 4.23% |
| 2022 | $613,227 | $2,189/mo | 4.28% |
| 2023 | $584,768 | $2,290/mo | 4.70% |
| 2024 | $599,798 | $2,304/mo | 4.61% |
| 2025 | $563,941 | $2,344/mo | 4.99% |
| 2026 | $559,194 | $2,429/mo | 5.21% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 95624 Elk Grove, CA | $626,728 | $2,720/mo | 3.32% | -$1,435/mo |
| 95747 Roseville, CA | $664,852 | $2,883/mo | 3.32% | -$1,524/mo |
| 95355 Modesto, CA | $485,048 | $2,112/mo | 3.34% | -$1,104/mo |
| 94533 Fairfield, CA | $532,198 | $2,318/mo | 3.34% | -$1,211/mo |
| 94513 Brentwood, CA | $781,518 | $3,420/mo | 3.36% | -$1,764/mo |
| 94509 Antioch, CA | $536,330 | $2,348/mo | 3.36% | -$1,210/mo |