Real Estate Investing in La Puente, California (91746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91746 (La Puente, 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 29.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in La Puente, CA (91746)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91746 La Puente
This part of Los Angeles County is not an easy win. The 91746 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 91746 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 91746 and stronger La Puente ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 91746 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at La Puente's stable or hybrid ZIPs before stepping into 91746. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in La Puente:
Property Strategy for 91746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $665,720 | $2,420 | 2.6% | +7.0% | $332,860 |
| 3BR | $734,691 | $3,070 | 3.0% | +6.5% | $244,897 |
| 4BR | $759,988 | $3,420 | 3.2% | +6.0% | $189,997 |
| 5BR | $869,381 | — | — | +5.6% | $173,876 |
Market Trends
Home Value History (with trend line)
📊 How Does 91746 Compare?
| Metric | 91746 | La Puente | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $764,776 | $753,772 | N/A | $761,003 |
| 5-Year CAGR | 4.3% | 4.4% | N/A | 5.7% |
| Avg Rent | $2,178 | $2,470 | N/A | - |
| Cap Rate | 2.2% | 2.6% | - | - |
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 91746 (La Puente, 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 | $764,776 |
| Monthly Rent | $2,178 |
| Price-to-Rent | 29.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
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 91746
Population: 28,256
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 91746
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Baker Elementary
Maxson Elementary
Twin Lakes Elementary
Willard F. Payne Elementary
Thompson 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 11,778 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in La Puente, CA?
Median home price in La Puente, CA is near $765K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How landlord-friendly is La Puente, CA?
Landlord-friendliness in La Puente, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What kind of tenants rent in La Puente, CA?
Tenant quality in La Puente, CA ranks as solid. Landlords generally report consistent occupancy at market rents of $2,178/mo.
Is La Puente, CA suited for a house hack?
The a challenging house-hack environment in La Puente, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is La Puente in CA worth investing in?
Investors tracking La Puente, CA will find a 3.0/5 rating supported by $765K median home values and $2,178/mo rents. That profile suits long-term holders targeting steady returns.
You know 91746 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91746 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 91746 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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