Real Estate Investing in Barstow, California (92311)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92311 (Barstow, CA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Barstow, CA (92311)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92311 Barstow
ZIP 92311 in Barstow, CA carries a solid set of headwinds. Home values near $267K and rents of $1,315/mo sit inside a market where underwriting has to be tight.
Rent of $1,315/mo on a $267K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 92311 sits below the stated 0.0% once reality is priced in.
The gap between 92311 and stronger Barstow ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 92311 ZIP's population of 33,982 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
leans 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 Barstow:
Property Strategy for 92311
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $139,079 | $1,670 | 8.6% | — | $139,079 |
| 2BR | $194,872 | $2,080 | 7.7% | +9.0% | $97,436 |
| 3BR | $263,350 | $2,780 | 7.6% | +9.3% | $87,783 |
| 4BR | $304,915 | $3,380 | 8.0% | +8.5% | $76,229 |
| 5BR | $366,631 | — | — | +7.8% | $73,326 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92311 Compare?
| Metric | 92311 | Barstow | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $267,171 | $267,171 | N/A | $761,003 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 5.7% |
| Avg Rent | $1,315 | $1,315 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 92311 (Barstow, 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 | $267,171 |
| Monthly Rent | $1,315 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 Rent Trends
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 92311
Population: 33,982
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 92311
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 2,311 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Barstow, CA?
In Barstow, CA the median home value sits at $267K. Against the broader CA market, that reads as reasonable for most investors.
What is the best play in Barstow, CA?
For Barstow, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is it like being a landlord in Barstow, CA?
CA law tenant-protective for landlords, and Barstow inherits those rules. Investors should still review local ordinances for rental licensing.
Should investors worry about vacancy in Barstow, CA?
Vacancy in Barstow, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,315/mo.
Can owner-occupants cash flow in Barstow, CA?
Barstow, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $267K price point reasonable to enter.
You know 92311 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92311 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 92311 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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