Real Estate Investing in Monrovia, California
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Monrovia, CA? Our answer, based on the numbers below.
For Homebuyers
CAUTION
Grade D (40/100)
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Monrovia, CA?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$990,927
Avg Monthly Rent
$2,770
ZIP Codes
1
Market Trends — Monrovia, CA
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Monrovia, CA. Updated on demand as visitors ask.
Growth & development in Monrovia, CA Updated 131 days ago
Monrovia is experiencing significant residential and commercial development, alongside ongoing infrastructure improvements.
Opportunities
- JPI broke ground on Jefferson Monrovia in September 2023, a 296-home luxury multi-family development expected by early 2025. — This expands housing options and provides new amenities for residents. JPI
- The 701 S. Myrtle Specific Plan and Development Project, with 204 apartments and commercial space, was unanimously approved by the City Council in December 2025. — This increases housing supply, including affordable units, and adds retail opportunities. City of Monrovia
- A new restaurant and a vintage store, Monrovia Vintage, are planned for Monrovia, with proposals going before the Development Review Committee in February 2025. — These new businesses will expand local dining and shopping choices. Monrovia Now
- The Huntington Drive Improvements Project, including pothole repairs, ADA ramp upgrades, and LED streetlight upgrades, is underway from January to May 2026. — These infrastructure upgrades improve safety and accessibility for commuters and pedestrians. City of Monrovia
Concerns
- Advance Stores Company, Incorporated and its subsidiary, Golden State Supply LLC, at 201 W Huntington Drive, permanently closed in March 2025, affecting 7 employees. — This closure resulted in job losses and reduced local employment opportunities. CA WARN Act Notice
- The Huntington Drive Improvements Project is causing single driving lanes, increased dust and noise, and on-street parking restrictions through May 2026. — These temporary conditions create inconveniences and potential disruptions for residents and commuters. City of Monrovia
Bottom line: Monrovia is actively growing with new residential and commercial projects, alongside necessary infrastructure upgrades, despite some temporary disruptions and business closures.
Local news & events in Monrovia, CA Updated 131 days ago
Monrovia has seen a mix of community engagement and persistent crime concerns over the past year, alongside ongoing environmental and development initiatives.
Opportunities
- Monrovia was awarded a $460,000 grant for the design of Recreation Park's expansion and revitalization in March 2026. — This expands recreational opportunities and improves public spaces for residents. City of Monrovia
- The City of Monrovia continues to host numerous community events throughout the year, including the Friday Night Street Fair & Market, Monrovia Days, and Summer Concerts & Movies in the Park. — These events provide diverse entertainment and foster community engagement for residents. City of Monrovia
- The Monrovia ACTV Phase 1 bike and pedestrian project survey is open through June 26, gathering resident input for new connections under the 210 freeway. — This allows residents to influence infrastructure that could improve active transportation options. Monrovia Now
- A TownePlace Suites Hotel, featuring an indoor exercise room, outdoor pool, and EV chargers, is set to open at Huntington and Myrtle. — This adds new amenities and potential economic activity to the area. Monrovia Now
- Monrovia's 9th Annual Wine Walk was held on April 11, 2026, offering tastings from participating Old Town businesses. — This provides a social event and supports local businesses in Old Town. City of Monrovia
Concerns
- Monrovia experiences a higher rate of violent crime and property crime, including motor vehicle theft, compared to most communities in America. — This restricts personal safety and imposes potential financial costs on residents. NeighborhoodScout
- Recent police reports indicate ongoing issues with catalytic converter thefts, car burglaries, domestic violence, and other crimes. — These incidents directly impact residents' safety and property security. Monrovia Now
- A burger shop in Monrovia closed after thieves targeted the owner's home, stealing $140,000 in life savings. — This represents a significant personal and economic loss for a local business owner. Ground News
- Testing in October 2020 found PFAS in three of the City's five active water wells, with treatment beginning in April 2022. — This indicates a past environmental health concern that required mitigation efforts. City of Monrovia
- Monrovia's air quality has recently been classified as "Poor" due to high pollution levels, unhealthy for sensitive groups. — This restricts outdoor activities and poses health risks for vulnerable residents. AccuWeather
Bottom line: Monrovia continues to invest in community amenities and infrastructure, but residents face persistent challenges with crime and occasional poor air quality.
Schools in Monrovia, CA Updated 131 days ago
Monrovia Unified School District is consolidating middle schools and addressing declining enrollment, while also making facility improvements and maintaining strong academic programs.
Opportunities
- Monrovia Unified School District (MUSD) voters approved Measure MM, a $75 million bond for school facility improvements, in November 2022. — This provides significant funding for upgrading aging buildings, improving safety, and modernizing technology and career-technical education facilities. Ballotpedia & MUSD
- Moody's Investors Service maintained an A1 issuer rating for MUSD and assigned an Aa3 rating to Measure MM's initial bonds in June 2023. — These strong ratings indicate the district's solid financial position, leading to lower interest rates and benefiting taxpayers. MUSD
- Seven MUSD schools were named among the U.S. News Best Schools for 2025, recognizing academic excellence. — This highlights the district's commitment to high academic standards and providing quality education for all students. MUSD & U.S. News
- MUSD offers various Career Technical Education (CTE) pathways, including automotive science, game design, and sports medicine. — These programs provide students with hands-on experience and prepare them for college and careers in diverse fields. MUSD
- The Monrovia High School swimming pool reopened in January 2026 after critical repairs, a collaborative effort with the City of Monrovia. — This restores an essential campus facility for student use and community benefit.
Concerns
- MUSD is consolidating its two middle schools, Santa Fe Computer Science Magnet School and Clifton Middle School, for the 2026-2027 school year. — This consolidation is due to budgetary constraints and declining student enrollment, potentially impacting school choice and community ties. MUSD
- The district's enrollment has decreased by approximately 2% annually over the past 10 years, driven by factors like rising housing costs and declining birth rates. — Declining enrollment leads to budgetary constraints and difficult decisions, such as school consolidation and staff reductions. MUSD
- As part of a fiscal stabilization plan, MUSD anticipates staff reductions, including 27 teachers and two administrators by July 1, 2025. — These reductions are a direct consequence of declining enrollment and budgetary pressures, potentially impacting class sizes and program offerings. ColoradoBoulevard.net & Monrovia Now
- The Spanish Dual Immersion program will be consolidated at Monroe Elementary School starting in the 2025-2026 academic year. — This consolidation may require some students to transfer schools, potentially disrupting established routines and school communities. MUSD
Bottom line: Monrovia Unified School District is navigating declining enrollment and budget challenges through consolidations and staff reductions, while also investing in facilities and maintaining strong academic programs.
Civic & policy in Monrovia, CA Updated 131 days ago
Monrovia residents face increased sales and wastewater taxes, alongside state-mandated housing density changes, while the city actively updates its General Plan and zoning ordinances.
Opportunities
- Monrovia adopted Ordinance 2025-01 on February 4, 2025, updating Accessory Dwelling Unit (ADU) regulations to comply with state law and encourage development. — This expands housing options and streamlines the approval process for additional dwelling units. City of Monrovia
- The City Council adopted Ordinance 2022-06 on August 2, 2022, which reduced minimum dwelling unit sizes. — This allows for more diverse and potentially more affordable housing options within the city. City of Monrovia
- Monrovia's Planning HOMe program aims to accelerate housing production through zoning code updates, allowing housing by right, and streamlining reviews. — This initiative is designed to increase housing supply and make development processes more efficient. City of Monrovia
- The city is actively updating its General Plan, including new Housing, Safety, and Environmental Justice Elements, with significant community feedback. — This comprehensive planning aims to guide future development and address community needs for the next 20 years. City of Monrovia
Concerns
- Effective April 1, 2025, Monrovia's sales tax rate increased from 10.25% to 10.5%, partly due to Los Angeles County's Measure A. — This increases the cost of goods and services for residents and visitors in Monrovia. CDTFA, FOX 11
- Proposed monthly wastewater service charge rates for single-family homeowners are expected to increase by $2.50 to $2.75 starting July 1, 2026. — This imposes an additional, unconsented cost on homeowners for essential services. City of Monrovia
- California's Senate Bill 9 (SB 9) requires cities to allow duplexes and lot splits on land previously zoned only for single-family homes. — This state mandate overrides local zoning control, potentially altering neighborhood character and increasing density without direct local consent. City of Monrovia, Patch
- Monrovia City Councilwoman Becky Shevlin, along with other San Gabriel Valley mayors, opposed SB 9, citing concerns about increased density and impact on quality of life. — This highlights local opposition to state-level decisions that may impose changes not desired by some residents. Patch
Bottom line: Monrovia is experiencing a mix of state-mandated housing changes and local tax increases, while also proactively updating its long-range planning documents.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Property managers serving Los Angeles County
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Long Beach, CA
A Better Property Management Company Inc. provides property management services in Long Beach, Seal Beach, and Southern California. summary from their website
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Acf Property Management
Los Angeles, CA
ACF Property Management leases shopping center spaces nationwide, managing over 37 shopping centers in 11 states from California to Florida. summary from their website
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Adore Property Management Inc
Los Angeles, CA
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Avg Home Value
$990,927
Avg Monthly Rent
$2,770
1% Rule
✗ Below
Landlord Friendly (CA)
★☆☆☆☆
ZIP Codes in Monrovia, CA
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View PlansFrequently Asked Questions About Monrovia, CA
Does Monrovia, CA make sense for an investment property?
Monrovia, CA reports an investability rating of 3.0/5, with median home values near $991K and average rents around $2,770/mo. That combination puts it in the durable tier for investor interest.
Are rents high in Monrovia, CA?
Rental rates in Monrovia, CA average $2,770/mo. Tenant demand and $991K home values make the yield look reasonable by investor standards.
How should investors approach Monrovia, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Monrovia, CA. With home values at $991K and rents near $2,770/mo, other strategies can work but produce even-keeled rather than outsized returns.
How tight is the rental market in Monrovia, CA?
Vacancy in Monrovia, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,770/mo.
Does house hacking work in Monrovia, CA?
The a challenging house-hack environment in Monrovia, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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