Real Estate Investing in Orange, California (92866)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 92866 (Orange, 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 29.7 — hard to cash-flow at these prices.
What’s happening in Orange, CA (92866)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 92866 Orange
ZIP 92866 inside Orange County looks affordable on the surface — median value of $1.1M — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 92866 is sturdy only for operators who understand what they are buying. A $1.1M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
From a cash-flow lens, 92866 offers a low basis, the region around Orange has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A resilient renter share of 66% in 92866 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 92866 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Orange:
Property Strategy for 92866
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $539,779 | $2,300 | 3.1% | +7.8% | $539,779 |
| 2BR | $983,071 | $2,710 | 2.0% | +7.7% | $491,535 |
| 3BR | $1,128,198 | $3,680 | 2.3% | +8.3% | $376,066 |
| 4BR | $1,217,184 | $4,390 | 2.6% | +8.4% | $304,296 |
| 5BR | $1,345,464 | — | — | +7.7% | $269,093 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 92866 Compare?
| Metric | 92866 | Orange | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,127,442 | $1,113,764 | N/A | $761,003 |
| 5-Year CAGR | 6.1% | 6.5% | N/A | 5.7% |
| Avg Rent | $3,165 | $3,464 | N/A | - |
| Cap Rate | 2.2% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 92866 (Orange, 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 | $1,127,442 |
| Monthly Rent | $3,165 |
| Price-to-Rent | 29.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +8.2% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 92866
Population: 14,776
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 92866
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Advanced Learning Academy
Willard Intermediate
Garfield Elementary
John F. Kennedy Elementary
John Muir Fundamental 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
Frequently Asked Questions
What kind of market is Orange, CA for investors?
Orange, CA sits at an investability rating of 3.0/5, with median home values near $1.1M and average rents around $3,165/mo. That combination puts it in the robust tier for investor interest.
How quickly do rentals get leased in Orange, CA?
Rental vacancy in Orange, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What do rentals go for in Orange, CA?
The typical rental in Orange, CA commands about $3,165/mo monthly. That rent profile reliable cash flow against the $1.1M purchase basis.
Is Orange, CA suited for a house hack?
House hacking in Orange, CA is a tougher. With home values around $1.1M and rents at $3,165/mo, owner-occupants can offset a meaningful share of PITI.
Is Orange, CA a friendly market for rental owners?
CA ranks as a tenant-protective state for landlord-tenant law. Orange generally follows the statewide framework, so landlords face reasonable operating rules.
You know 92866 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 92866 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 92866 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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