Real Estate Investing in Joshua Tree, California (92252)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92252 (Joshua Tree, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 34.6% of homes vacant — above national norms.
- Declining values: -0.1% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Joshua Tree, CA (92252)?
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Market Analysis: 92252 Joshua Tree
This part of San Bernardino County is not an easy win. The 92252 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $351K purchase price, 0.0% nominal cap — the work to hit that pro forma in 92252 is substantial and deserves full respect.
In practical terms, 92252 offers a low basis, the region around Joshua Tree has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 92252 ZIP's population of 7,916 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Strategy in 92252 is an operator game, not a passive one. Put differently, entry prices of $351K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Joshua Tree:
Property Strategy for 92252
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $240,797 | $1,670 | 5.0% | +3.4% | $240,797 |
| 2BR | $314,613 | $2,080 | 4.8% | +6.3% | $157,307 |
| 3BR | $396,046 | $2,780 | 5.1% | +8.0% | $132,015 |
| 4BR | $474,260 | $3,380 | 5.1% | +7.3% | $118,565 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92252 Compare?
| Metric | 92252 | Joshua Tree | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $350,554 | $350,554 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,032 | $2,032 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 92252 (Joshua Tree, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Bernardino County
Manage rentals here? List your business →Encore Property Management's homepage text is minimal, but the domain name strongly suggests property management services. summary from their website
Incline Consultants specializes in HOA and Condominium Management, offering services for community associations. summary from their website
J&C Real Estate's homepage text is minimal, focusing on CSS and layout, and does not provide sufficient information to confirm property management services. 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 | $350,554 |
| Monthly Rent | $2,032 |
| Price-to-Rent | 14.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.5% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | -4.9% ▼ |
| 5-Year CAGR | -0.1% ▼ |
| 10-Year CAGR | +10.4% ▲ |
🏠 Rent Trends
| 1-Year | +12.5% ▲ |
| 3-Year CAGR | +12.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.5%). 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 92252
Population: 7,916
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 92252
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 914 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of tenants rent in Joshua Tree, CA?
Joshua Tree, CA offers a reliable renter base at the $2,032/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Joshua Tree, CA a friendly market for rental owners?
For rental operators, Joshua Tree, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Do rentals sit vacant long in Joshua Tree, CA?
Rental vacancy in Joshua Tree, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What are rental rates like in Joshua Tree, CA?
Average rent in Joshua Tree, CA is approximately $2,032/mo per month. Against $351K home values that yields a reasonable rent-to-price ratio.
Can I house hack in Joshua Tree, CA?
Joshua Tree, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $351K price point reasonable to enter.
You know 92252 now. You don’t know where it ranks.
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How 92252 ranks in Riverside-San Bernardino-Ontario, CA
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