Real Estate Investing in Highland, California (92346)
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Should you buy in 92346 (Highland, 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 Highland, CA (92346)?
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Market Analysis: 92346 Highland
ZIP 92346 inside San Bernardino County looks affordable on the surface — median value of $562K — but the discount exists for reasons that a careful buyer should understand before committing.
In practical terms, the numbers look inviting — $562K purchase price, 0.0% nominal cap — the work to hit that pro forma in 92346 is substantial and deserves full respect.
Statewide comparisons place 92346 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 92346 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
tilts toward 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 Highland:
Property Strategy for 92346
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $344,283 | $2,080 | 4.3% | +9.8% | $172,141 |
| 3BR | $515,274 | $2,780 | 3.9% | +7.7% | $171,758 |
| 4BR | $605,293 | $3,380 | 4.0% | +7.2% | $151,323 |
| 5BR | $749,469 | — | — | +7.2% | $149,894 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92346 Compare?
| Metric | 92346 | Highland | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $562,138 | $562,138 | N/A | $761,003 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 5.7% |
| Avg Rent | $2,580 | $2,580 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 92346 (Highland, 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 | $562,138 |
| Monthly Rent | $2,580 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 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 92346
Population: 56,956
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 92346
Schools in This ZIP Code
About Repit School Scores
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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
Is real estate in Highland, CA a good investment right now?
Highland, CA posts an investability rating of 3.0/5, with median home values near $562K and average rents around $2,580/mo. That combination puts it in the durable tier for investor interest.
What do landlords charge for rent in Highland, CA?
Average rent in Highland, CA is approximately $2,580/mo per month. Against $562K home values that yields a reasonable rent-to-price ratio.
What approach is best for Highland, CA real estate?
Most investors in Highland, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What price range are homes in Highland, CA?
Expect median prices around $562K in Highland, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Is vacancy a concern in Highland, CA?
Highland, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
You know 92346 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92346 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 92346 ranks in Riverside-San Bernardino-Ontario, CA
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