Real Estate Investing in Glendale, California (91202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91202 (Glendale, 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 35.2 — hard to cash-flow at these prices.
What’s happening in Glendale, CA (91202)?
Click any question — our AI will research it live from the web and show you sources.
Local Pulse Report
AI-researched developments and news for Glendale, CA (91202). Updated on demand as visitors ask.
Local news & events in Glendale, CA (91202) Updated 4 days ago
Opportunities
- Glendale celebrated the grand opening of 340 affordable apartments for seniors and families on September 23, 2026. — This expands housing options for vulnerable populations, increasing accessibility and affordability. City of Glendale, CA
- Glendale Tech Week celebrated its 10th anniversary with an opening event on September 23, 2026. — This fosters innovation and professional networking, potentially leading to new opportunities. City of Glendale, CA
- Glendale Water & Power launched a Used Electric Vehicle Rebate Program on September 16, 2026. — This incentivizes cleaner transportation, offering financial benefits to residents adopting sustainable practices. City of Glendale, CA
- The Southern California Open Chess Tournament brought hundreds of players to Glendale on September 10, 2026. — This provides cultural enrichment and community engagement, attracting visitors and fostering local activity. City of Glendale, CA
- Glendale's violent crime rate is 46.3% below California's average, and its overall crime rate is 29% below the national average as of September 2026. — This indicates a safer environment, reducing personal risk and enhancing quality of life for residents. Guardian National Security
Concerns
- Shoplifting in Glendale increased by 102.2% since 2021, with 1,270 incidents in 2025. — This indicates a rise in local crime, potentially increasing costs for businesses and impacting public safety. Guardian National Security
- A large cold storage unit fire in Boyle Heights in June 2026 caused highly toxic air to settle over Glendale. — This exposed residents to hazardous air quality, posing health risks and restricting outdoor activities. Reddit r/glendale
- Glendale faces extreme risks from drought and fire, with high heat and precipitation risks, and 61% of buildings at risk of wildfire. — These environmental hazards pose significant threats to property and public safety, increasing potential costs and anxieties. ClimateCheck
- Traffic congestion, especially during rush hours, remains a significant concern in Glendale. — This leads to increased commute times and frustration, reducing personal time and imposing transportation costs. Apartment Guide
- Glendale has a high cost of living, with the median home sale price around $1,360,000 and average one-bedroom rent at $2,675 per month. — This restricts housing affordability and financial flexibility for many residents, limiting their economic choices. Apartment Guide
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
Here's what matters if you're considering buying a home in Glendale:
Property Strategy for 91202
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $502,820 | $2,480 | 3.6% | +2.8% | $502,820 |
| 2BR | $787,702 | $3,090 | 2.8% | +4.6% | $393,851 |
| 3BR | $1,375,253 | $3,920 | 2.1% | +6.6% | $458,418 |
| 4BR | $1,925,146 | $4,360 | 1.6% | +7.5% | $481,286 |
| 5BR | $2,384,141 | — | — | +6.8% | $476,828 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91202 Compare?
| Metric | 91202 | Glendale | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,233,453 | $1,170,170 | N/A | $761,003 |
| 5-Year CAGR | 4.9% | 4.3% | N/A | 5.7% |
| Avg Rent | $2,920 | $3,108 | N/A | - |
| Cap Rate | 1.9% | 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 91202 (Glendale, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 91202 (Glendale, CA)?
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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 | $1,233,453 |
| Monthly Rent | $2,920 |
| Price-to-Rent | 35.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +3.2% ▲ |
The current 30-yr mortgage rate (7.3%) exceeds the estimated cap rate (1.9%). 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 91202
Population: 22,258
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 91202
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Verdugo Woodlands Elementary
Benjamin Franklin Elementary
Verdugo Academy
Burbank High
Joaquin Miller Elementary
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 4,123 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How landlord-friendly is Glendale, CA?
Glendale, CA operates under CA law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
What kind of market is Glendale, CA for investors?
Yes - Glendale, CA a 3.0/5 investability score. With $1.2M home prices against $2,920/mo monthly rent, the market delivers a reasonable entry point for new investors.
How should investors approach Glendale, CA?
Glendale, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.2M prices, $2,920/mo rents) make it a reasonable choice.
Can owner-occupants cash flow in Glendale, CA?
House hacking in Glendale, CA is reasonable to execute. Prices around $1.2M and rents of $2,920/mo solid owner-occupant economics.
Is housing expensive in Glendale, CA?
Median home price in Glendale, CA is near $1.2M, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
You know 91202 now. You don’t know where it ranks.
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How 91202 ranks in Los Angeles-Long Beach-Anaheim, CA
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