Real Estate Investing in Newport Beach, California (92661)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92661 (Newport Beach, 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.
- High vacancy: 38.3% 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 72.7 — hard to cash-flow at these prices.
What’s happening in Newport Beach, CA (92661)?
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Market Analysis: 92661 Newport Beach
The 92661 ZIP covers a section of Newport Beach that demands careful diligence. Prices near $4.7M look accessible, but the work to make a deal cash flow is real.
The investment case in 92661 is robust only for operators who understand what they are buying. A $4.7M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 92661 sits on the difficult end of the CA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 92661 includes headwinds that any investor should price in. Income distribution skews lower than Newport Beach averages, and tenant stability requires active management.
Strategically, 92661 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Newport Beach:
Property Strategy for 92661
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $2,314,897 | $3,890 | 1.2% | +12.5% | $1,157,448 |
| 3BR | $3,767,512 | $5,280 | 1.0% | +11.4% | $1,255,837 |
| 4BR | $5,526,437 | $6,310 | 0.8% | +11.4% | $1,381,609 |
| 5BR | $7,443,294 | — | — | +10.6% | $1,488,659 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92661 Compare?
| Metric | 92661 | Newport Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $4,688,035 | $4,226,388 | N/A | $761,003 |
| 5-Year CAGR | 10.0% | 9.8% | N/A | 5.7% |
| Avg Rent | $5,374 | $5,657 | N/A | - |
| Cap Rate | 0.9% | 1.0% | - | - |
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 92661 (Newport 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 | $4,688,035 |
| Monthly Rent | $5,374 |
| Price-to-Rent | 72.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.4% |
| Cap Rate | 0.9% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +14.6% ▲ |
| 3-Year CAGR | +8.1% ▲ |
| 5-Year CAGR | +10.0% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 Rent Trends
| 1-Year | +42.4% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.9%). 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 92661
Population: 3,095
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 92661
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Abraham Lincoln Elementary
Eastbluff Elementary
Harbor View Elementary
Mariners Elementary
Newport Heights 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 5,548 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do rentals go for in Newport Beach, CA?
Expect rents around $5,374/mo per month in Newport Beach, CA. With home values at $4.7M, the yield math works out to reasonable levels for rental investors.
Is it easy to find good tenants in Newport Beach, CA?
Working renters make up the core of the Newport Beach, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the typical home price in Newport Beach, CA?
Newport Beach, CA home values average about $4.7M. That price point suits investors targeting rentals with $5,374/mo in monthly income.
Is CA a landlord-friendly state?
Newport Beach, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What strategy should investors use in Newport Beach, CA?
Newport Beach, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($4.7M prices, $5,374/mo rents) make it a reasonable choice.
You know 92661 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92661 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 92661 ranks in Los Angeles-Long Beach-Anaheim, CA
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