Real Estate Investing in Mentone, California (92359)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92359 (Mentone, 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 Mentone, CA (92359)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92359 Mentone
ZIP 92359 inside San Bernardino County looks affordable on the surface — median value of $516K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 92359 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 92359'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.
The demographic picture in 92359 includes headwinds that any investor should price in. Income distribution skews lower than Mentone averages, and tenant stability requires active management.
Strategically, 92359 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 Mentone:
Property Strategy for 92359
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $238,686 | $1,670 | 5.0% | +9.2% | $238,686 |
| 2BR | $407,290 | $2,080 | 3.7% | +7.8% | $203,645 |
| 3BR | $496,766 | $2,780 | 4.0% | +7.7% | $165,589 |
| 4BR | $620,731 | $3,380 | 3.9% | +7.0% | $155,183 |
| 5BR | $664,140 | — | — | +7.0% | $132,828 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92359 Compare?
| Metric | 92359 | Mentone | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $515,611 | $515,611 | N/A | $761,003 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 5.7% |
| Avg Rent | $2,571 | $2,571 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 92359 (Mentone, 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 | $515,611 |
| Monthly Rent | $2,571 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (3.9%). 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 92359
Population: 9,394
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 92359
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 4,364 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Mentone, CA for investors?
Mentone, CA comes in at an investability rating of 3.0/5, with median home values near $516K and average rents around $2,571/mo. That combination puts it in the impressive tier for investor interest.
What do landlords charge for rent in Mentone, CA?
Rents in Mentone, CA run near $2,571/mo. Compared with median home prices of $516K that produces solid gross yields for typical rentals.
How much does a house cost in Mentone, CA?
Expect median prices around $516K in Mentone, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is CA a landlord-friendly state?
Mentone, CA operates under CA law, which is tenant-protective overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
What is the rental occupancy rate in Mentone, CA?
Mentone, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
You know 92359 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92359 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 92359 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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