Real Estate Investing in Mecca, California (92254)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92254 (Mecca, 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: 12.1% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.0% unemployment — tenant risk signal.
- Lower household income: $38,103 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mecca, CA (92254)?
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Market Analysis: 92254 Mecca
Investors eyeing 92254 need to respect the fundamentals at play. Home values of $330K come alongside slower price movement and elevated management overhead.
The 92254 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader CA picture, 92254 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 92254 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Mecca:
Property Strategy for 92254
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $257,266 | $2,080 | 5.8% | +7.8% | $128,633 |
| 3BR | $313,191 | $2,780 | 6.4% | +8.2% | $104,397 |
| 4BR | $345,011 | $3,380 | 7.1% | +8.1% | $86,253 |
Market Trends
Home Value History (with trend line)
📊 How Does 92254 Compare?
| Metric | 92254 | Mecca | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $330,051 | $330,051 | N/A | $761,003 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 5.7% |
| Avg Rent | $1,872 | $1,872 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
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 92254 (Mecca, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 92254 (Mecca, CA)?
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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 | $330,051 |
| Monthly Rent | $1,872 |
| Price-to-Rent | 14.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (4.4%). 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 92254
Population: 10,779
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 92254
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 is the best play in Mecca, CA?
Most investors in Mecca, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the tenant pool like in Mecca, CA?
The renter base in Mecca, CA is reasonable for the $1,872/mo price point. Screening well and pricing to market typically yields stable tenants.
What is the average home sale price in Mecca, CA?
Homes in Mecca, CA typically sell near $330K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
What is the investability score for Mecca, CA?
Our data puts Mecca, CA at 3.0/5 for investability. Home prices of $330K and rents around $1,872/mo create a solid backdrop for investor activity.
Does Mecca, CA favor landlords or tenants?
The landlord environment in Mecca, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 92254 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92254 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 92254 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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