Real Estate Investing in Pasadena, California (91105)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91105 (Pasadena, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 48.3 — hard to cash-flow at these prices.
What’s happening in Pasadena, CA (91105)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91105 Pasadena
The 91105 ZIP covers a section of Pasadena that demands careful diligence. Prices near $1.8M look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.8M asset, 91105 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Pasadena have seen price recovery that 91105 has not matched. Los Angeles County data supports the view that the spread is structural rather than temporary.
The demographic picture in 91105 includes headwinds that any investor should price in. Income distribution skews lower than Pasadena averages, and tenant stability requires active management.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Pasadena:
Property Strategy for 91105
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $706,186 | $3,130 | 3.2% | +2.4% | $706,186 |
| 2BR | $1,224,128 | $3,900 | 2.3% | +5.4% | $612,064 |
| 3BR | $1,820,560 | $4,940 | 2.0% | +6.4% | $606,853 |
| 4BR | $2,623,346 | $5,510 | 1.5% | +8.3% | $655,836 |
| 5BR | $3,758,529 | — | — | +7.2% | $751,706 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91105 Compare?
| Metric | 91105 | Pasadena | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,817,191 | $1,022,984 | N/A | $761,003 |
| 5-Year CAGR | 4.9% | 4.0% | N/A | 5.7% |
| Avg Rent | $3,136 | $2,991 | N/A | - |
| Cap Rate | 1.4% | 2.1% | - | - |
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 91105 (Pasadena, 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 | $1,817,191 |
| Monthly Rent | $3,136 |
| Price-to-Rent | 48.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.4%). 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 91105
Population: 12,546
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 91105
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bushnell Way Elementary
Buchanan Street Elementary
Toland Way Elementary
Annandale Elementary
Academia Avance Charter
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
What is the best play in Pasadena, CA?
Pasadena, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.8M prices, $3,136/mo rents) make it a reasonable choice.
What do rentals go for in Pasadena, CA?
Average rent in Pasadena, CA is approximately $3,136/mo per month. Against $1.8M home values that yields a reasonable rent-to-price ratio.
How expensive is real estate in Pasadena, CA?
Median home price in Pasadena, CA is near $1.8M, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
Does a duplex house hack pencil in Pasadena, CA?
The a tougher house-hack environment in Pasadena, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What are vacancy rates like in Pasadena, CA?
Vacancy in Pasadena, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $3,136/mo.
You know 91105 now. You don’t know where it ranks.
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How 91105 ranks in Los Angeles-Long Beach-Anaheim, CA
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