Real Estate Investing in Beaumont, California (92223)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92223 (Beaumont, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Beaumont, CA (92223)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92223 Beaumont
This part of Riverside County is not an easy win. The 92223 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 92223 can be a a credible choice for hunting ground — but the discount at $540K reflects genuine risk that outside investors often underestimate.
Within CA, ZIP 92223 trails on several market indicators that neighboring Riverside County submarkets outperform. The gap is real and solid enough to shape underwriting.
Employment concentration in 92223 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 92223 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Beaumont:
Property Strategy for 92223
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $318,887 | $1,670 | 3.8% | +5.4% | $318,887 |
| 2BR | $451,982 | $2,080 | 3.3% | +6.2% | $225,991 |
| 3BR | $506,333 | $2,780 | 4.0% | +7.1% | $168,778 |
| 4BR | $562,812 | $3,380 | 4.3% | +7.0% | $140,703 |
| 5BR | $616,718 | — | — | +7.2% | $123,344 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92223 Compare?
| Metric | 92223 | Beaumont | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $539,781 | $539,781 | N/A | $761,003 |
| 5-Year CAGR | 3.4% | 3.4% | N/A | 5.7% |
| Avg Rent | $2,825 | $2,825 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 92223 (Beaumont, 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 | $539,781 |
| Monthly Rent | $2,825 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 92223
Population: 62,797
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 92223
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 11,512 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Beaumont, CA a good investment right now?
Beaumont, CA reflects an investability rating of 3.0/5, with median home values near $540K and average rents around $2,825/mo. That combination puts it in the healthy tier for investor interest.
Is Beaumont, CA a friendly market for rental owners?
The landlord environment in Beaumont, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How quickly do rentals get leased in Beaumont, CA?
Occupancy in Beaumont, CA runs measured with elevated vacancy. Well-priced units at $2,825/mo lease on reasonable timelines.
What strategy should investors use in Beaumont, CA?
For Beaumont, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are rents high in Beaumont, CA?
The typical rental in Beaumont, CA commands about $2,825/mo monthly. That rent profile stable cash flow against the $540K purchase basis.
You know 92223 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92223 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 92223 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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