Real Estate Investing in Apple Valley, California (92308)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92308 (Apple Valley, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Apple Valley, CA (92308)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92308 Apple Valley
Investors eyeing 92308 need to respect the fundamentals at play. Home values of $415K come alongside slower price movement and elevated management overhead.
For an experienced owner, 92308 can be a a credible choice for hunting ground — but the discount at $415K reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 92308 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 92308 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 92308 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Apple Valley:
Property Strategy for 92308
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $221,498 | $1,670 | 5.4% | +8.1% | $221,498 |
| 2BR | $350,399 | $2,080 | 4.3% | +7.0% | $175,200 |
| 3BR | $399,231 | $2,780 | 5.0% | +8.1% | $133,077 |
| 4BR | $509,151 | $3,380 | 4.8% | +7.3% | $127,288 |
| 5BR | $593,683 | — | — | +6.8% | $118,737 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92308 Compare?
| Metric | 92308 | Apple Valley | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $415,364 | $436,894 | N/A | $761,003 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 5.7% |
| Avg Rent | $1,827 | $1,856 | N/A | - |
| Cap Rate | 3.4% | 3.3% | - | - |
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 92308 (Apple Valley, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 92308 (Apple Valley, CA)?
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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 | $415,364 |
| Monthly Rent | $1,827 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -7.1% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 92308
Population: 42,402
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 92308
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 5,241 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much is rent in Apple Valley, CA?
Average rent in Apple Valley, CA is approximately $1,827/mo per month. Against $415K home values that yields a reasonable rent-to-price ratio.
Can I live-in-and-rent in Apple Valley, CA?
Apple Valley, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,827/mo rent level.
Is Apple Valley, CA a good market for buy-and-hold investors?
Apple Valley, CA rates 3.0/5 for investability. With median values at $415K and rents near $1,827/mo, the market offers reasonable fundamentals for rental investors.
What is the average home sale price in Apple Valley, CA?
Apple Valley, CA median home values land near $415K. That is reasonable territory for investors looking at $1,827/mo-per-month rentals.
Do landlords face vacancy issues in Apple Valley, CA?
Occupancy in Apple Valley, CA runs measured with elevated vacancy. Well-priced units at $1,827/mo lease on reasonable timelines.
You know 92308 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92308 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 92308 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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