Real Estate Investing in Irvine, California (92604)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92604 (Irvine, 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.
- High price-to-rent: Price-to-rent ratio 32.6 — hard to cash-flow at these prices.
What’s happening in Irvine, CA (92604)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92604 Irvine
Not every below-median market is a bargain. Irvine's 92604 ZIP records signals that favor experienced operators who can absorb the risk $1.4M pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 92604 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 92604's metrics run below Orange County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 92604 ZIP's population of 27,750 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
New investors are better served looking at Irvine's stable or hybrid ZIPs before stepping into 92604. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Irvine:
Property Strategy for 92604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $903,149 | $3,870 | 3.1% | +10.1% | $451,574 |
| 3BR | $1,283,872 | $5,250 | 2.9% | +11.7% | $427,957 |
| 4BR | $1,686,235 | $6,270 | 2.7% | +12.7% | $421,559 |
| 5BR | $1,938,094 | — | — | +12.7% | $387,619 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92604 Compare?
| Metric | 92604 | Irvine | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,375,775 | $1,362,192 | N/A | $761,003 |
| 5-Year CAGR | 9.6% | 9.5% | N/A | 5.7% |
| Avg Rent | $3,515 | $3,400 | N/A | - |
| Cap Rate | 2.0% | 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 92604 (Irvine, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 92604 (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 | $1,375,775 |
| Monthly Rent | $3,515 |
| Price-to-Rent | 32.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +9.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +3.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 92604
Population: 27,750
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 92604
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 12,864 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical renter like in Irvine, CA?
Tenant quality in Irvine, CA ranks as solid. Landlords generally report measured occupancy at market rents of $3,515/mo.
What is it like being a landlord in Irvine, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Irvine generally follows the statewide framework, so landlords face reasonable operating rules.
Is vacancy a concern in Irvine, CA?
Expect elevated vacancy in Irvine, CA. Rents at $3,515/mo are absorbed by the tenant base without meaningful lag.
Where do rents currently stand in Irvine, CA?
Investors in Irvine, CA typically see rents near $3,515/mo per month against $1.4M home values - a solid setup for rental cash flow.
What is the typical home price in Irvine, CA?
Homes in Irvine, CA typically sell near $1.4M. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
You know 92604 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92604 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 92604 ranks in Los Angeles-Long Beach-Anaheim, CA
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