dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already +0.9% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +8.8% YoY, is the number to watch.
The median listing price is up 0.9% YoY while the median home got up 3.7% bigger, so value per square foot is up 2.5%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $765K purchase rents for $3,340/mo: 0.44% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 1 BR (rent only, no matching sale price), 6 BR (sale only, no matching rent), 8 BR (sale only, no matching rent).
Sales here take about 67 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Manufactured (sold here, not rented).
U.S. Census ACS characteristics for ZIP 92591 itself, not its parent county.
Renters hold 39.5% of this ZIP's 14,469 occupied households, on a median household income of $114K.
| Measure | ZIP 92591 | Riverside County | Difference |
|---|---|---|---|
| Median Household Income | $114K | $93K | +$21K |
| Below Poverty Level | 7.4% | 10.6% | -3.2% |
| Median Age | 37.70 | 37.00 | +0.70 |
| Total Population | 41,955 | 2,478,600 | -- |
| Avg Household Size | 2.90 | 3.15 | -0.25 |
| Owner-Occupied | 60.5% | 69.1% | -8.7% |
| Worked From Home | 19.3% | 12.3% | +7.0% |
| Mean Commute | 37.30 | 33.80 | +3.50 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 1.2% to 2,478,600: residents under 18 are down 0.2% and those 65 and over are up 3.2%.
County median household income is $93K, 10.6% of residents are below the poverty level, 12.3% work from home.