Real Estate Investing in Temple City, California (91780)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91780 (Temple City, 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 28.7 — hard to cash-flow at these prices.
What’s happening in Temple City, CA (91780)?
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Market Analysis: 91780 Temple City
This part of Los Angeles County is not an easy win. The 91780 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On balance, the numbers look inviting — $1.1M purchase price, 0.0% nominal cap — the work to hit that pro forma in 91780 is substantial and deserves full respect.
In the broader CA picture, 91780 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 91780 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. solid returns are possible in 91780, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Temple City:
Property Strategy for 91780
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $907,307 | $2,660 | 2.1% | +5.3% | $453,653 |
| 3BR | $1,042,388 | $3,370 | 2.3% | +5.8% | $347,463 |
| 4BR | $1,198,171 | $3,760 | 2.3% | +5.3% | $299,543 |
| 5BR | $1,769,854 | — | — | +6.7% | $353,971 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91780 Compare?
| Metric | 91780 | Temple City | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,089,457 | $1,089,457 | N/A | $761,003 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 5.7% |
| Avg Rent | $3,164 | $3,164 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 91780 (Temple City, 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 | $1,089,457 |
| Monthly Rent | $3,164 |
| Price-to-Rent | 28.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). 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 91780
Population: 35,136
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 91780
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Rio Vista Elementary
Gidley Elementary
Legore Elementary
Rio Hondo Elementary
Shirpser 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 6,629 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Temple City, CA?
In Temple City, CA the median home value sits at $1.1M. Against the broader CA market, that reads as reasonable for most investors.
How does Temple City, CA rate as a rental market?
Investors tracking Temple City, CA will find a 3.0/5 rating supported by $1.1M median home values and $3,164/mo rents. That profile suits long-term holders targeting reliable returns.
Is the tenant base reliable in Temple City, CA?
Temple City, CA offers a predictable renter base at the $3,164/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Temple City, CA good for landlords?
Rental owners in Temple City, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Does house hacking make sense in Temple City, CA?
The a tougher house-hack environment in Temple City, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 91780 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91780 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 91780 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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