Real Estate Investing in Irvine, California (92602)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92602 (Irvine, 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.
- High price-to-rent: Price-to-rent ratio 48.0 — hard to cash-flow at these prices.
What’s happening in Irvine, CA (92602)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92602 Irvine
Stepping back, ZIP 92602 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $2.0M median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 92602 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Irvine have seen price recovery that 92602 has not matched. Orange County data supports the view that the spread is structural rather than temporary.
A significant renter share of 57% in 92602 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. healthy returns are possible in 92602, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Irvine:
Property Strategy for 92602
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $1,002,210 | $3,940 | 2.8% | +10.6% | $501,105 |
| 3BR | $1,415,477 | $5,350 | 2.7% | +11.6% | $471,826 |
| 4BR | $2,435,471 | $6,390 | 1.9% | +14.1% | $608,868 |
| 5BR | $3,328,891 | — | — | +14.5% | $665,778 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92602 Compare?
| Metric | 92602 | Irvine | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,988,886 | $1,362,192 | N/A | $761,003 |
| 5-Year CAGR | 11.1% | 9.5% | N/A | 5.7% |
| Avg Rent | $3,456 | $3,400 | N/A | - |
| Cap Rate | 1.4% | 1.8% | - | - |
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 92602 (Irvine, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 92602 (Irvine, CA)?
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Property managers serving Orange County
Manage rentals here? List your business →Action Property Management is an HOA management company serving various community types including large scale, high rise, new development, condos, and hotel residential. summary from their website
Affinity Property Management, Inc. provides world-class service in property management, adapting to client needs and offering solutions for owners and tenants. summary from their website
Aperto Property Management, Inc. aims to maximize real estate asset value and achieve investment goals through vision, professionalism, and personal service. 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 | $1,988,886 |
| Monthly Rent | $3,456 |
| Price-to-Rent | 48.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +8.6% ▲ |
| 5-Year CAGR | +11.1% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +3.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.4%). 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 92602
Population: 27,358
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 92602
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brywood Elementary
Canyon View Elementary
Eastwood Elementary
Northwood Elementary
Santiago Hills Elementary
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 13,183 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do landlords face vacancy issues in Irvine, CA?
Irvine, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What do landlords charge for rent in Irvine, CA?
Average rent in Irvine, CA is approximately $3,456/mo per month. Against $2.0M home values that yields a reasonable rent-to-price ratio.
What price range are homes in Irvine, CA?
Typical homes in Irvine, CA go for around $2.0M. The 5-year CAGR of 0.0% consistent price movement.
Is rental property easy to operate in Irvine, CA?
For rental operators, Irvine, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
How strong is Irvine, CA for real estate investors?
Yes - Irvine, CA a 3.0/5 investability score. With $2.0M home prices against $3,456/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 92602 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92602 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 92602 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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