Real Estate Investing in Baldwin Park, California (91706)
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Should you buy in 91706 (Baldwin Park, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 Baldwin Park, CA (91706)?
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Market Analysis: 91706 Baldwin Park
ZIP 91706 inside Los Angeles County looks affordable on the surface — median value of $723K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $723K asset, 91706 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 91706 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 91706 includes headwinds that any investor should price in. Income distribution skews lower than Baldwin Park averages, and tenant stability requires active management.
Strategy in 91706 is an operator game, not a passive one. Turning to rents, entry prices of $723K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Baldwin Park:
Property Strategy for 91706
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $510,211 | $1,820 | 2.6% | +8.1% | $510,211 |
| 2BR | $616,730 | $2,270 | 2.7% | +7.3% | $308,365 |
| 3BR | $714,029 | $2,880 | 2.9% | +6.4% | $238,010 |
| 4BR | $793,031 | $3,200 | 2.9% | +5.6% | $198,258 |
| 5BR | $878,344 | — | — | +5.6% | $175,669 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91706 Compare?
| Metric | 91706 | Baldwin Park | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $723,271 | $723,271 | N/A | $761,003 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 5.7% |
| Avg Rent | $2,716 | $2,716 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 91706 (Baldwin Park, 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 | $723,271 |
| Monthly Rent | $2,716 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -7.1% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
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 91706
Population: 71,620
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 91706
Schools in This ZIP Code
About Repit School Scores
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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
Should investors consider Baldwin Park, CA?
Yes - Baldwin Park, CA a 3.0/5 investability score. With $723K home prices against $2,716/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does Baldwin Park, CA favor landlords or tenants?
Baldwin Park, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What are vacancy rates like in Baldwin Park, CA?
Vacancy risk in Baldwin Park, CA is elevated. That supports consistent cash flow for typical rental holds.
Is Baldwin Park, CA better for rentals, flips, or BRRRR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Baldwin Park, CA. The numbers - $723K homes against $2,716/mo rents - support that play.
How much rent can I charge in Baldwin Park, CA?
Rental rates in Baldwin Park, CA average $2,716/mo. Tenant demand and $723K home values make the yield look reasonable by investor standards.
You know 91706 now. You don’t know where it ranks.
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How 91706 ranks in Los Angeles-Long Beach-Anaheim, CA
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