Real Estate Investing in Borrego Springs, California (92004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92004 (Borrego Springs, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 45.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Borrego Springs, CA (92004)?
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Market Analysis: 92004 Borrego Springs
This part of Imperial County is not an easy win. The 92004 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 92004 can be a worth a close look for hunting ground — but the discount at $350K reflects genuine risk that outside investors often underestimate.
The gap between 92004 and stronger Borrego Springs ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 92004 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Borrego Springs's stable or hybrid ZIPs before stepping into 92004. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Borrego Springs:
Property Strategy for 92004
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $192,798 | $1,200 | 4.5% | +1.0% | $192,798 |
| 2BR | $312,955 | $1,460 | 3.4% | +4.1% | $156,478 |
| 3BR | $425,911 | $1,950 | 3.3% | +4.6% | $141,970 |
| 4BR | $581,505 | $2,360 | 2.9% | +5.1% | $145,376 |
Market Trends
Home Value History (with trend line)
📊 How Does 92004 Compare?
| Metric | 92004 | Borrego Springs | El Centro, CA | California |
|---|---|---|---|---|
| Home Value | $349,769 | $349,769 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 5.7% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 2.9% | 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 92004 (Borrego Springs, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $349,769 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | -2.2% ▼ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 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 (2.9%). 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 92004
Population: 3,030
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 92004
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.
Frequently Asked Questions
What strategy should investors use in Borrego Springs, CA?
In Borrego Springs, CA the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $350K prices and $1,314/mo rents suits that approach.
Are tenants stable in Borrego Springs, CA?
The tenant pool in Borrego Springs, CA is solid, supported by local employment and population fundamentals. Rents of $1,314/mo are well-absorbed by the market.
How high is vacancy risk in Borrego Springs, CA?
Vacancy in Borrego Springs, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,314/mo.
Are eviction rules reasonable in Borrego Springs, CA?
Rental owners in Borrego Springs, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What do landlords charge for rent in Borrego Springs, CA?
The typical rental in Borrego Springs, CA commands about $1,314/mo monthly. That rent profile consistent cash flow against the $350K purchase basis.
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