Real Estate Investing in Fontana, California (92335)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92335 (Fontana, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 Fontana, CA (92335)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92335 Fontana
Investors eyeing 92335 need to respect the fundamentals at play. Home values of $572K come alongside slower price movement and elevated management overhead.
The investment case in 92335 is impressive only for operators who understand what they are buying. A $572K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 92335's metrics run below San Bernardino County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 92335 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 92335 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Fontana:
Property Strategy for 92335
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $401,967 | $1,850 | 3.3% | +5.0% | $401,967 |
| 2BR | $458,348 | $2,290 | 3.6% | +7.7% | $229,174 |
| 3BR | $554,812 | $3,030 | 3.9% | +7.6% | $184,937 |
| 4BR | $619,741 | $3,660 | 4.3% | +7.4% | $154,935 |
| 5BR | $664,812 | — | — | +6.9% | $132,962 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92335 Compare?
| Metric | 92335 | Fontana | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $571,813 | $629,068 | N/A | $761,003 |
| 5-Year CAGR | 4.9% | 4.2% | N/A | 5.7% |
| Avg Rent | $2,665 | $3,105 | N/A | - |
| Cap Rate | 3.6% | 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 92335 (Fontana, 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 | $571,813 |
| Monthly Rent | $2,665 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 92335
Population: 95,295
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 92335
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
Frequently Asked Questions
How strong is the working-renter base in Fontana, CA?
Fontana, CA draws a predictable base of working renters. Demand at the $2,665/mo rent level is reasonable for standard single-family and small multi rentals.
Are landlord laws favorable in Fontana, CA?
CA law tenant-protective for landlords, and Fontana inherits those rules. Investors should still review local ordinances for rental licensing.
Where do home prices stand in Fontana, CA?
In Fontana, CA the median home value sits at $572K. Against the broader CA market, that reads as reasonable for most investors.
What does house hacking look like in Fontana, CA?
Fontana, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,665/mo rent level.
What are vacancy rates like in Fontana, CA?
Expect elevated vacancy in Fontana, CA. Rents at $2,665/mo are absorbed by the tenant base without meaningful lag.
You know 92335 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92335 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 92335 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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