Real Estate Investing in Upland, California (91784)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91784 (Upland, 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 Upland, CA (91784)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91784 Upland
From a cash-flow lens, ZIP 91784 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $983K median. It rewards specialists, not generalists.
The 91784 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Put differently, 91784 offers a low basis, the region around Upland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 91784 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 91784 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Upland:
Property Strategy for 91784
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $685,285 | $3,300 | 3.5% | +6.2% | $342,642 |
| 3BR | $850,296 | $4,370 | 3.7% | +6.8% | $283,432 |
| 4BR | $1,005,094 | $5,270 | 3.8% | +7.1% | $251,273 |
| 5BR | $1,161,259 | — | — | +7.2% | $232,252 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91784 Compare?
| Metric | 91784 | Upland | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $982,840 | $853,444 | N/A | $761,003 |
| 5-Year CAGR | 4.4% | 4.2% | N/A | 5.7% |
| Avg Rent | $4,217 | $3,282 | N/A | - |
| Cap Rate | 3.4% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 91784 (Upland, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Bernardino County
Manage rentals here? List your business →Encore Property Management's homepage text is minimal, but the domain name strongly suggests property management services. summary from their website
Incline Consultants specializes in HOA and Condominium Management, offering services for community associations. summary from their website
J&C Real Estate's homepage text is minimal, focusing on CSS and layout, and does not provide sufficient information to confirm property management services. 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 | $982,840 |
| Monthly Rent | $4,217 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | +14.4% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 91784
Population: 26,900
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 91784
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Hillside High
Citrus Elementary
Baldy View Elementary
Cabrillo Elementary
Magnolia 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
Is real estate in Upland, CA a good investment right now?
Upland, CA registers an investability rating of 3.0/5, with median home values near $983K and average rents around $4,217/mo. That combination puts it in the significant tier for investor interest.
What is the average monthly rent in Upland, CA?
Rental rates in Upland, CA average $4,217/mo. Tenant demand and $983K home values make the yield look reasonable by investor standards.
Is the tenant base reliable in Upland, CA?
Working renters make up the core of the Upland, CA tenant base. The pool is reasonable for investors targeting long-term holds.
Should investors worry about vacancy in Upland, CA?
Rental vacancy in Upland, CA is elevated. Investors should budget normal turnover but not chronic empty units.
Which real estate strategy fits Upland, CA?
In Upland, CA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $983K prices and $4,217/mo rents suits that approach.
You know 91784 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91784 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 91784 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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