Real Estate Investing in Glendale, California (91204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91204 (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.
What’s happening in Glendale, CA (91204)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91204 Glendale
Not every below-median market is a bargain. Glendale's 91204 ZIP registers signals that favor experienced operators who can absorb the risk $774K pricing implies.
For an experienced owner, 91204 can be a a strong candidate for hunting ground — but the discount at $774K reflects genuine risk that outside investors often underestimate.
The gap between 91204 and stronger Glendale ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A resilient renter share of 93% in 91204 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 91204 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Glendale:
Property Strategy for 91204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $672,708 | $2,820 | 3.0% | +3.6% | $336,354 |
| 3BR | $902,224 | $3,580 | 2.9% | +6.0% | $300,741 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91204 Compare?
| Metric | 91204 | Glendale | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $773,556 | $1,170,170 | N/A | $761,003 |
| 5-Year CAGR | 3.5% | 4.3% | N/A | 5.7% |
| Avg Rent | $2,868 | $3,108 | N/A | - |
| Cap Rate | 2.9% | 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 91204 (Glendale, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 91204 (Glendale, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $773,556 |
| Monthly Rent | $2,868 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -3.4% ▼ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 91204
Population: 18,847
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 91204
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Atwater Avenue Elementary
Florence Nightingale Middle
Sotomayor Arts and Sciences Magnet
Loreto Street Elementary
College View
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 strong is Glendale, CA for real estate investors?
Glendale, CA rates 3.0/5 for investability. With median values at $774K and rents near $2,868/mo, the market offers reasonable fundamentals for rental investors.
What is the typical rental rate in Glendale, CA?
Investors in Glendale, CA typically see rents near $2,868/mo per month against $774K home values - a solid setup for rental cash flow.
Is Glendale, CA good for landlords?
Glendale, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What is the rental occupancy rate in Glendale, CA?
Occupancy in Glendale, CA runs reliable with elevated vacancy. Well-priced units at $2,868/mo lease on reasonable timelines.
Is Glendale, CA better for rentals, flips, or BRRRR?
Glendale, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($774K prices, $2,868/mo rents) make it a reasonable choice.
You know 91204 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91204 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 91204 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 91204 (Glendale)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 91204 (Glendale, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.