Real Estate Investing in Calimesa, California (92320)
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Should you buy in 92320 (Calimesa, 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 Calimesa, CA (92320)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92320 Calimesa
ZIP 92320 inside Riverside County looks affordable on the surface — median value of $573K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 92320 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On balance, 92320 offers a low basis, the region around Calimesa has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A sturdy renter share of 10% in 92320 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 92320 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 Calimesa:
Property Strategy for 92320
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $425,608 | $2,330 | 3.9% | +6.3% | $212,804 |
| 3BR | $535,308 | $3,080 | 4.1% | +6.1% | $178,436 |
| 4BR | $592,487 | $3,720 | 4.5% | +6.3% | $148,122 |
| 5BR | $649,722 | — | — | +6.7% | $129,944 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92320 Compare?
| Metric | 92320 | Calimesa | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $573,215 | $573,215 | N/A | $761,003 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 5.7% |
| Avg Rent | $2,250 | $2,250 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 92320 (Calimesa, CA). Anonymous, moderated, never written by AI.
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Property managers serving Riverside County
Manage rentals here? List your business →33 Property Management offers residential and multi-family property management services in North County San Diego and Riverside, CA. summary from their website
Albert Association Management provides HOA and community association management services in Palm Desert. summary from their website
All County Desert offers full-service residential property management in Palm Desert and Coachella Valley, focusing exclusively on maximizing property investment returns. 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 | $573,215 |
| Monthly Rent | $2,250 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (3.1%). 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 92320
Population: 10,680
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 92320
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 11,512 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Calimesa, CA a good market for FHA house hackers?
House hacking in Calimesa, CA is a challenging. With home values around $573K and rents at $2,250/mo, owner-occupants can offset a meaningful share of PITI.
Where do rents currently stand in Calimesa, CA?
Expect rents around $2,250/mo per month in Calimesa, CA. With home values at $573K, the yield math works out to reasonable levels for rental investors.
Is the tenant base reliable in Calimesa, CA?
Calimesa, CA offers a predictable renter base at the $2,250/mo rent level. Tenant turnover is reasonable for well-managed properties.
Which real estate strategy fits Calimesa, CA?
For Calimesa, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is housing expensive in Calimesa, CA?
Expect median prices around $573K in Calimesa, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
You know 92320 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92320 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 92320 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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