Real Estate Investing in Laguna Beach, California (92651)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92651 (Laguna Beach, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 22.1% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 51.5 — hard to cash-flow at these prices.
What’s happening in Laguna Beach, CA (92651)?
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Market Analysis: 92651 Laguna Beach
The 92651 ZIP covers a section of Laguna Beach that demands careful diligence. Prices near $3.1M look accessible, but the work to make a deal cash flow is real.
Rent of $5,065/mo on a $3.1M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 92651 sits below the stated 0.0% once reality is priced in.
The gap between 92651 and stronger Laguna Beach ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Put differently, 23,477 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. substantial returns are possible in 92651, 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 Laguna Beach:
Property Strategy for 92651
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $1,536,669 | $3,340 | 1.6% | +10.5% | $1,536,669 |
| 2BR | $2,114,107 | $3,940 | 1.3% | +8.8% | $1,057,053 |
| 3BR | $3,025,752 | $5,350 | 1.3% | +9.2% | $1,008,584 |
| 4BR | $4,345,770 | $6,390 | 1.1% | +10.1% | $1,086,442 |
| 5BR | $6,715,778 | — | — | +9.4% | $1,343,156 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92651 Compare?
| Metric | 92651 | Laguna Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $3,130,694 | $3,130,694 | N/A | $761,003 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 5.7% |
| Avg Rent | $5,065 | $5,065 | N/A | - |
| Cap Rate | 1.3% | 1.3% | - | - |
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 92651 (Laguna Beach, 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 | $3,130,694 |
| Monthly Rent | $5,065 |
| Price-to-Rent | 51.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.3% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +7.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.3%). 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 92651
Population: 23,477
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 92651
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Aliso Viejo Middle
Don Juan Avila Middle
Canyon Vista Elementary
Don Juan Avila Elementary
Oak Grove 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 14,153 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the best play in Laguna Beach, CA?
Laguna Beach, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($3.1M prices, $5,065/mo rents) make it a reasonable choice.
Are tenants stable in Laguna Beach, CA?
Laguna Beach, CA draws a even-keeled base of working renters. Demand at the $5,065/mo rent level is reasonable for standard single-family and small multi rentals.
How much does a house cost in Laguna Beach, CA?
Homes in Laguna Beach, CA typically sell near $3.1M. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How do landlord-tenant laws work in Laguna Beach, CA?
CA law tenant-protective for landlords, and Laguna Beach inherits those rules. Investors should still review local ordinances for rental licensing.
How much do tenants pay in Laguna Beach, CA?
Rent in Laguna Beach, CA is around $5,065/mo. The resulting rent-to-value relationship with $3.1M pricing is reasonable for most investor models.
You know 92651 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92651 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 92651 ranks in Los Angeles-Long Beach-Anaheim, CA
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