Real Estate Investing in Angelus Oaks, California (92305)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92305 (Angelus Oaks, CA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 66.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Angelus Oaks, CA (92305)?
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Market Analysis: 92305 Angelus Oaks
The 92305 ZIP covers a section of Angelus Oaks that demands careful diligence. Prices near $304K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 92305 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 92305 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 92305 ZIP's population of 371 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The 92305 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 Angelus Oaks:
Property Strategy for 92305
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $302,453 | $2,080 | 5.0% | +4.8% | $151,227 |
| 3BR | $429,956 | $2,780 | 4.7% | +5.0% | $143,319 |
Market Trends
Home Value History (with trend line)
📊 How Does 92305 Compare?
| Metric | 92305 | Angelus Oaks | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $303,808 | $303,808 | N/A | $761,003 |
| 5-Year CAGR | 1.3% | 1.3% | N/A | 5.7% |
| Avg Rent | $1,872 | $1,872 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 92305 (Angelus Oaks, 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 | $303,808 |
| Monthly Rent | $1,872 |
| Price-to-Rent | 13.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (4.8%). 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 92305
Population: 371
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
Frequently Asked Questions
What do landlords charge for rent in Angelus Oaks, CA?
Angelus Oaks, CA rentals go for roughly $1,872/mo a month. That puts gross yield in solid territory relative to $304K acquisition costs.
How expensive is real estate in Angelus Oaks, CA?
Angelus Oaks, CA median home values land near $304K. That is reasonable territory for investors looking at $1,872/mo-per-month rentals.
Are there empty rentals in Angelus Oaks, CA?
Angelus Oaks, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the tenant pool like in Angelus Oaks, CA?
Tenant demand in Angelus Oaks, CA is solid. The local workforce $1,872/mo rents across most rental classes.
Does Angelus Oaks, CA make sense for an investment property?
Angelus Oaks, CA rates 3.0/5 for investability. With median values at $304K and rents near $1,872/mo, the market offers reasonable fundamentals for rental investors.
You know 92305 now. You don’t know where it ranks.
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How 92305 ranks in Riverside-San Bernardino-Ontario, CA
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