Real Estate Investing in Indian Wells, California (92210)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92210 (Indian Wells, 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.
- High vacancy: 52.2% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Indian Wells, CA (92210)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92210 Indian Wells
Not every below-median market is a bargain. Indian Wells's 92210 ZIP reports signals that favor experienced operators who can absorb the risk $1.4M pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 92210 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within CA, ZIP 92210 trails on several market indicators that neighboring Riverside County submarkets outperform. The gap is real and notable enough to shape underwriting.
Resident income in 92210 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 92210 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Indian Wells:
Property Strategy for 92210
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $283,770 | $1,670 | 4.2% | +10.6% | $283,770 |
| 2BR | $813,707 | $2,080 | 1.8% | +9.5% | $406,853 |
| 3BR | $1,097,785 | $2,780 | 1.8% | +9.4% | $365,928 |
| 4BR | $2,389,050 | $3,380 | 1.0% | +10.9% | $597,263 |
| 5BR | $4,350,172 | — | — | +11.5% | $870,034 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92210 Compare?
| Metric | 92210 | Indian Wells | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $1,439,164 | $1,439,164 | N/A | $761,003 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 5.7% |
| Avg Rent | $8,975 | $8,975 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
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 92210 (Indian Wells, CA). Anonymous, moderated, never written by AI.
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Property managers serving Riverside County
Manage rentals here? List your business →33 Property Management offers residential and multi-family property management services in North County San Diego and Riverside, CA. summary from their website
Albert Association Management provides HOA and community association management services in Palm Desert. summary from their website
All County Desert offers full-service residential property management in Palm Desert and Coachella Valley, focusing exclusively on maximizing property investment returns. 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 | $1,439,164 |
| Monthly Rent | $8,975 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). 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 92210
Population: 4,830
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 92210
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
Investor Insight: With 7,803 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Indian Wells, CA a good market for buy-and-hold investors?
Our data puts Indian Wells, CA at 3.0/5 for investability. Home prices of $1.4M and rents around $8,975/mo create a solid backdrop for investor activity.
What is the average monthly rent in Indian Wells, CA?
Expect rents around $8,975/mo per month in Indian Wells, CA. With home values at $1.4M, the yield math works out to reasonable levels for rental investors.
Are renters plentiful in Indian Wells, CA?
Indian Wells, CA draws a steady base of working renters. Demand at the $8,975/mo rent level is reasonable for standard single-family and small multi rentals.
What is the rental occupancy rate in Indian Wells, CA?
Indian Wells, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do home values compare in Indian Wells, CA?
In Indian Wells, CA the median home value sits at $1.4M. Against the broader CA market, that reads as reasonable for most investors.
You know 92210 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92210 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 92210 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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