Real Estate Investing in Irvine, California (92620)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92620 (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 36.8 — hard to cash-flow at these prices.
What’s happening in Irvine, CA (92620)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92620 Irvine
This part of Orange County is not an easy win. The 92620 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 92620 is significant only for operators who understand what they are buying. A $1.7M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 92620 and stronger Irvine ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 92620 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. substantial returns are possible in 92620, 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 92620
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $560,250 | $3,660 | 4.7% | +10.6% | $560,250 |
| 2BR | $1,004,130 | $4,310 | 3.1% | +11.6% | $502,065 |
| 3BR | $1,487,280 | $5,850 | 2.8% | +12.4% | $495,760 |
| 4BR | $2,048,885 | $6,990 | 2.5% | +12.8% | $512,221 |
| 5BR | $2,669,104 | — | — | +13.8% | $533,821 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92620 Compare?
| Metric | 92620 | Irvine | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,667,762 | $1,362,192 | N/A | $761,003 |
| 5-Year CAGR | 10.3% | 9.5% | N/A | 5.7% |
| Avg Rent | $3,774 | $3,400 | N/A | - |
| Cap Rate | 1.8% | 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 92620 (Irvine, CA). Anonymous, moderated, never written by AI.
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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 | $1,667,762 |
| Monthly Rent | $3,774 |
| Price-to-Rent | 36.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 12.0% |
📈 Home Appreciation
| 1-Year | -2.2% ▼ |
| 3-Year CAGR | +7.8% ▲ |
| 5-Year CAGR | +10.3% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | -4.5% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). 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 92620
Population: 61,744
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 92620
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 10,596 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Irvine, CA?
Median home price in Irvine, CA is near $1.7M, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Does a duplex house hack pencil in Irvine, CA?
House hacking in Irvine, CA is reasonable to execute. Prices around $1.7M and rents of $3,774/mo solid owner-occupant economics.
Does Irvine, CA favor landlords or tenants?
Irvine, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Is Irvine, CA better for rentals, flips, or BRRRR?
The best-fit strategy in Irvine, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is it easy to find good tenants in Irvine, CA?
Irvine, CA offers a steady renter base at the $3,774/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 92620 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92620 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 92620 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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