Real Estate Investing in Montebello, California (90640)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90640 (Montebello, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.2 — hard to cash-flow at these prices.
What’s happening in Montebello, CA (90640)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90640 Montebello
ZIP 90640 inside Los Angeles County looks affordable on the surface — median value of $825K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 90640 can be a a viable market for hunting ground — but the discount at $825K reflects genuine risk that outside investors often underestimate.
Stepping back, 90640 offers a low basis, the region around Montebello has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 90640 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 90640 is an operator game, not a passive one. Turning to rents, entry prices of $825K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Montebello:
Property Strategy for 90640
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $474,888 | $1,920 | 2.9% | +7.3% | $474,888 |
| 2BR | $664,972 | $2,390 | 2.6% | +6.1% | $332,486 |
| 3BR | $791,327 | $3,030 | 2.8% | +5.5% | $263,776 |
| 4BR | $944,182 | $3,370 | 2.6% | +6.0% | $236,045 |
| 5BR | $1,056,538 | — | — | +6.0% | $211,308 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90640 Compare?
| Metric | 90640 | Montebello | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $825,449 | $825,449 | N/A | $761,003 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 5.7% |
| Avg Rent | $2,526 | $2,526 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 90640 (Montebello, CA). Anonymous, moderated, never written by AI.
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Property managers serving Los Angeles County
Manage rentals here? List your business →A Better Property Management Company Inc. provides property management services in Long Beach, Seal Beach, and Southern California. summary from their website
ACF Property Management leases shopping center spaces nationwide, managing over 37 shopping centers in 11 states from California to Florida. summary from their website
summary from their website 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 | $825,449 |
| Monthly Rent | $2,526 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 90640
Population: 61,615
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 90640
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 34,215 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Montebello, CA a good market for buy-and-hold investors?
Montebello, CA scores 3.0/5 for investability. Home values sit at $825K and rents near $2,526/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Montebello, CA a friendly market for rental owners?
Montebello, CA operates under CA law, which is tenant-protective overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
What do rentals go for in Montebello, CA?
Rents in Montebello, CA run near $2,526/mo. Compared with median home prices of $825K that produces solid gross yields for typical rentals.
How tight is the rental market in Montebello, CA?
Montebello, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
Are renters plentiful in Montebello, CA?
Expect a solid tenant pool in Montebello, CA. The rental market absorbs $2,526/mo rents without meaningful friction.
You know 90640 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90640 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 90640 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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