Real Estate Investing in Upland, California (91786)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91786 (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.
- High price-to-rent: Price-to-rent ratio 25.7 — hard to cash-flow at these prices.
What’s happening in Upland, CA (91786)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91786 Upland
The 91786 ZIP covers a section of Upland that demands careful diligence. Prices near $724K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 91786 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 91786 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A notable renter share of 57% in 91786 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Upland's stable or hybrid ZIPs before stepping into 91786. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Upland:
Property Strategy for 91786
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $486,007 | $2,210 | 3.3% | +8.0% | $486,007 |
| 2BR | $536,618 | $2,740 | 3.7% | +7.1% | $268,309 |
| 3BR | $702,820 | $3,630 | 3.7% | +6.8% | $234,273 |
| 4BR | $797,313 | $4,380 | 4.0% | +6.9% | $199,328 |
| 5BR | $892,122 | — | — | +6.8% | $178,424 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91786 Compare?
| Metric | 91786 | Upland | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $724,048 | $853,444 | N/A | $761,003 |
| 5-Year CAGR | 4.1% | 4.2% | N/A | 5.7% |
| Avg Rent | $2,347 | $3,282 | N/A | - |
| Cap Rate | 2.5% | 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 91786 (Upland, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 91786 (Upland, CA)?
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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 | $724,048 |
| Monthly Rent | $2,347 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +3.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 91786
Population: 55,519
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 91786
Schools in This ZIP Code
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
What kind of market is Upland, CA for investors?
Upland, CA posts an investability rating of 3.0/5, with median home values near $724K and average rents around $2,347/mo. That combination puts it in the sturdy tier for investor interest.
How quickly do rentals get leased in Upland, CA?
Rental vacancy in Upland, CA is elevated. Investors should budget normal turnover but not chronic empty units.
Are renters plentiful in Upland, CA?
Upland, CA offers a consistent renter base at the $2,347/mo rent level. Tenant turnover is reasonable for well-managed properties.
Can I house hack in Upland, CA?
House hacking works a challenging in Upland, CA. Rents of $2,347/mo against $724K acquisition make the strategy solid for owner-occupants.
What investment strategy works best in Upland, CA?
Upland, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($724K prices, $2,347/mo rents) make it a reasonable choice.
You know 91786 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91786 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 91786 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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