Real Estate Investing in San Gabriel, California (91776)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91776 (San Gabriel, 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.
- Elevated vacancy: 8.1% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 31.0 — hard to cash-flow at these prices.
What’s happening in San Gabriel, CA (91776)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91776 San Gabriel
The 91776 ZIP covers a section of San Gabriel that demands careful diligence. Prices near $979K look accessible, but the work to make a deal cash flow is real.
The 91776 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 91776 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 91776 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 91776 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in San Gabriel:
Property Strategy for 91776
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $705,295 | $1,960 | 2.0% | +7.2% | $705,295 |
| 2BR | $842,863 | $2,450 | 2.1% | +6.5% | $421,432 |
| 3BR | $956,398 | $3,110 | 2.3% | +6.3% | $318,799 |
| 4BR | $1,130,293 | $3,460 | 2.2% | +6.3% | $282,573 |
| 5BR | $1,385,658 | — | — | +6.1% | $277,132 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91776 Compare?
| Metric | 91776 | San Gabriel | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $979,447 | $1,129,420 | N/A | $761,003 |
| 5-Year CAGR | 4.5% | 4.9% | N/A | 5.7% |
| Avg Rent | $2,635 | $3,009 | N/A | - |
| Cap Rate | 2.1% | 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 91776 (San Gabriel, 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 | $979,447 |
| Monthly Rent | $2,635 |
| Price-to-Rent | 31.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). 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 91776
Population: 37,769
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 91776
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Temple (Roger W.) Intermediate
Muscatel Middle
Garfield Elementary
Garvey (Richard) Intermediate
Granada 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
Frequently Asked Questions
How should investors approach San Gabriel, CA?
In San Gabriel, CA the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $979K prices and $2,635/mo rents suits that approach.
How landlord-friendly is San Gabriel, CA?
Landlord-friendliness in San Gabriel, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What do landlords charge for rent in San Gabriel, CA?
Expect rents around $2,635/mo per month in San Gabriel, CA. With home values at $979K, the yield math works out to reasonable levels for rental investors.
Should investors worry about vacancy in San Gabriel, CA?
Vacancy in San Gabriel, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,635/mo.
Is San Gabriel, CA a good market for FHA house hackers?
San Gabriel, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,635/mo rent level.
You know 91776 now. You don’t know where it ranks.
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How 91776 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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