Vallejo, CA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
expensive
Price to income
5.90×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs California
- 5.95×-0.05
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
26.1%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs California
- 28.8%-2.7
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
2.88%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs California
- 3.10%
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.03%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs California
- -0.03%+0.06
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.70
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs California
- 2.39
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.2%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs California
- 5.2%=
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+27.0%
homeValues.yearOverYear
+0.3%
Median home value
$589,600
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,705 | $20,460 | 20.5% |
| 2 BR | $2,178 | $26,136 | 26.1% |
| 3 BR | $2,911 | $34,932 | 34.9% |
Labor market direction
Unemployment
5.2%
Median household income
$99,994
What's being built
Total TTM
766
Single-family
624
2–4 unit
15
5+ unit
127
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Solano County | 450,995 | $589,600 | $99,994 | 766 |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Vallejo | 450,995 | $99,994 | 5.90× | 2.88% | +27.0% | 1.70 | 5.2% |
| Santa Maria-Santa Barbara, CA | 445,213 | $95,977 | — | — | +53.1% | — | 4.9% |
| Salinas, CA | 437,609 | $94,486 | — | — | +42.3% | — | 9.1% |
| Manchester-Nashua, NH | 422,733 | $100,436 | — | — | +61.6% | — | 3.3% |
| Santa Rosa-Petaluma, CA | 488,436 | $102,840 | — | — | +23.5% | — | 4.2% |
| Anchorage, AK | 399,335 | $95,918 | — | — | +41.1% | — | 4.3% |
Where people are moving in from
Net migration
+122
+0.03% of population
| Origin county | Tax returns |
|---|---|
| Contra Costa County, CA | 2,219 |
| Alameda County, CA | 1,184 |
| Sacramento County, CA | 839 |
| Napa County, CA | 795 |
| San Mateo County, CA | 490 |
| San Francisco County, CA | 452 |
Who lives in Vallejo
- Median age
- 39
- Bachelor's+
- 28.4%
- Owner-occupancy
- 63.2%
- Vacancy rate
- 4.7%
- Rent burdened (30%+)
- 54.2%
- Median household income
- $99,994
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.