Real Estate Investing in Alhambra, California (91803)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91803 (Alhambra, 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 34.5 — hard to cash-flow at these prices.
What’s happening in Alhambra, CA (91803)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91803 Alhambra
Looking more closely, ZIP 91803 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $950K median. It rewards specialists, not generalists.
The investment case in 91803 is robust only for operators who understand what they are buying. A $950K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 91803's metrics run below Los Angeles County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 91803 includes headwinds that any investor should price in. Income distribution skews lower than Alhambra averages, and tenant stability requires active management.
Strategically, 91803 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 Alhambra:
Property Strategy for 91803
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $831,478 | $2,380 | 2.1% | +5.6% | $415,739 |
| 3BR | $955,183 | $3,020 | 2.3% | +5.9% | $318,394 |
| 4BR | $1,052,488 | $3,360 | 2.3% | +5.7% | $263,122 |
| 5BR | $1,197,987 | — | — | +6.2% | $239,597 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91803 Compare?
| Metric | 91803 | Alhambra | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $949,638 | $924,022 | N/A | $761,003 |
| 5-Year CAGR | 4.2% | 4.0% | N/A | 5.7% |
| Avg Rent | $2,297 | $2,520 | N/A | - |
| Cap Rate | 1.9% | 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 91803 (Alhambra, 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 | $949,638 |
| Monthly Rent | $2,297 |
| Price-to-Rent | 34.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +5.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 91803
Population: 27,803
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 91803
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bella Vista Elementary
L.A. County High School for the Arts
El Sereno Middle
Huntington Drive Elementary
Robert Hill Lane 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 22,455 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Alhambra, CA?
Occupancy in Alhambra, CA runs stable with elevated vacancy. Well-priced units at $2,297/mo lease on reasonable timelines.
Is the tenant base reliable in Alhambra, CA?
The renter base in Alhambra, CA is reasonable for the $2,297/mo price point. Screening well and pricing to market typically yields stable tenants.
How does Alhambra, CA rate as a rental market?
Alhambra, CA scores 3.0/5 for investability. Home values sit at $950K and rents near $2,297/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What approach is best for Alhambra, CA real estate?
The best-fit strategy in Alhambra, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong are rents in Alhambra, CA?
Investors in Alhambra, CA typically see rents near $2,297/mo per month against $950K home values - a solid setup for rental cash flow.
You know 91803 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91803 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 91803 ranks in Los Angeles-Long Beach-Anaheim, CA
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