Real Estate Investing in Monrovia, California (91016)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91016 (Monrovia, 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 29.8 — hard to cash-flow at these prices.
What’s happening in Monrovia, CA (91016)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91016 Monrovia
Stepping back, ZIP 91016 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $991K median. It rewards specialists, not generalists.
The investment case in 91016 is impressive only for operators who understand what they are buying. A $991K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 91016's metrics run below Los Angeles County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 91016 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. substantial returns are possible in 91016, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Monrovia:
Property Strategy for 91016
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $655,372 | $2,180 | 2.4% | +1.2% | $655,372 |
| 2BR | $795,043 | $2,720 | 2.5% | +5.0% | $397,522 |
| 3BR | $998,084 | $3,450 | 2.5% | +5.3% | $332,695 |
| 4BR | $1,138,223 | $3,840 | 2.4% | +5.5% | $284,556 |
| 5BR | $1,532,510 | — | — | +5.5% | $306,502 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91016 Compare?
| Metric | 91016 | Monrovia | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $990,927 | $990,927 | N/A | $761,003 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 5.7% |
| Avg Rent | $2,770 | $2,770 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 91016 (Monrovia, 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 | $990,927 |
| Monthly Rent | $2,770 |
| Price-to-Rent | 29.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | -2.9% ▼ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +2.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 91016
Population: 41,710
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 91016
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
Frequently Asked Questions
Are there empty rentals 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.
How much do tenants pay in Monrovia, CA?
Expect rents around $2,770/mo per month in Monrovia, CA. With home values at $991K, the yield math works out to reasonable levels for rental investors.
Are renters plentiful in Monrovia, CA?
Monrovia, CA draws a measured base of working renters. Demand at the $2,770/mo rent level is reasonable for standard single-family and small multi rentals.
How much does a house cost in Monrovia, CA?
In Monrovia, CA the median home value sits at $991K. Against the broader CA market, that reads as reasonable for most investors.
What is the best play in Monrovia, CA?
For Monrovia, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 91016 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91016 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 91016 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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