Real Estate Investing in Victorville, California (92395)
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Should you buy in 92395 (Victorville, 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 Victorville, CA (92395)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92395 Victorville
This part of San Bernardino County is not an easy win. The 92395 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $417K asset, 92395 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 92395'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 92395 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
appears to 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 Victorville:
Property Strategy for 92395
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $316,234 | $2,080 | 4.7% | +8.4% | $158,117 |
| 3BR | $403,444 | $2,780 | 5.0% | +8.2% | $134,481 |
| 4BR | $449,669 | $3,380 | 5.4% | +7.8% | $112,417 |
| 5BR | $487,704 | — | — | +7.2% | $97,541 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92395 Compare?
| Metric | 92395 | Victorville | Riverside-San Bernardino-Ontario, CA | California |
|---|---|---|---|---|
| Home Value | $416,510 | $434,108 | N/A | $761,003 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 5.7% |
| Avg Rent | $2,094 | $2,276 | N/A | - |
| Cap Rate | 3.9% | 4.1% | - | - |
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 92395 (Victorville, 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 | $416,510 |
| Monthly Rent | $2,094 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +4.9% ▲ |
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 92395
Population: 49,323
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 92395
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 5,241 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Victorville, CA?
Rental rates in Victorville, CA average $2,094/mo. Tenant demand and $417K home values make the yield look reasonable by investor standards.
Do landlords face vacancy issues in Victorville, CA?
Vacancy in Victorville, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,094/mo.
What is the investability score for Victorville, CA?
Victorville, CA scores 3.0/5 for investability. Home values sit at $417K and rents near $2,094/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is housing expensive in Victorville, CA?
Homes in Victorville, CA typically sell near $417K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What kind of tenants rent in Victorville, CA?
Expect a solid tenant pool in Victorville, CA. The rental market absorbs $2,094/mo rents without meaningful friction.
You know 92395 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92395 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 92395 ranks in Riverside-San Bernardino-Ontario, CA
Every ZIP in this metro, ranked. Free.
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