Rental numbers for ZIP 91790 (West Covina, CA)
Negative cash flow at any interest rate with 25% down: the rent does not cover operating costs and principal.
- Gross yield
- 3.9%
- rent x 12 / price
- Est. cap rate
- 1.6%
- NOI / price
- Cash flow
- -$3,378/mo
- at 7.78%, 25% down
- Typical price
- $826,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $2,668/mo
- Zillow ZORI, Aug 2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $32,016 | ||
| Vacancy | $1,601 | ||
| Management | $2,433 | ||
| Property tax | $4,872 | ||
| Insurance | $1,986 | ||
| Maintenance | $8,258 | ||
| Net operating income | $12,866 | ||
| Loan payments | $53,397 | ||
| Cash flow | -$40,531 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $825,767 | ||
| Down payment (25%) | $206,442 | ||
| Loan | $619,325 | ||
| Rate | 7.78% | ||
| Monthly payment | $4,450 | ||
| Cash in | $231,215 | ||
| Cash-on-cash return | -17.5% | ||
| DSCR | 0.24 | ||
| Break-even rate | none |
Assumptions
Change them in the calculator- Down payment25%
- A common minimum for investment-property and DSCR loans.
- Interest rate7.78%
- Freddie Mac 30-year 7.03% (week of 2026-09-24) + 0.75 point investor premium.
- Loan term30 years
- Fixed, fully amortising.
- Closing costs3% of price
- Added to cash invested.
- Insurance$1,986 a year
- NAIC 2023 average homeowners (HO-3) premium for California, $1,655, x 1.2 for a landlord policy.
- Maintenance1% of price a year
- The 1% rule of thumb; older homes run higher.
- Vacancy5% of rent
- About 18 days empty a year.
- Management8% of collected rent
- A typical full-service fee; zero if you self-manage.
Trends
Five years to August 2026
- Price, 12 months
- +1.3%
- Rent, 12 months
- +2.3%
- Rent minus price growth
- +1.0 pts
- positive means yields are improving
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $674,603 | $2,235 |
| Aug 2022 | $766,592 | $2,407 |
| Aug 2023 | $755,554 | $2,484 |
| Aug 2024 | $807,989 | $2,603 |
| Aug 2025 | $815,027 | $2,608 |
| Aug 2026 | $825,767 | $2,668 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $2,090 | $2,340 | $2,920 | $3,700 | $4,120 |
| Zillow observed rent, Aug 2026 | $2,668 typical, all home types | ||||
HUD's Fair Market Rent is the 40th percentile gross rent (rent plus utilities) for a standard unit, and it is what Section 8 vouchers pay against. Zillow's index tracks asking rents on listed homes. The two measure different things, so they are shown side by side and never averaged. HUD area: Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area.
Property tax
- Effective rate
- 0.59%
- ZIP area, ACS
- At the typical price
- $4,872/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. Los Angeles County: 0.68%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 8.6
- Los Angeles County, last 12 months
- National percentile
- 66th
- among US counties
29,499 new housing units permitted in 2025-09 to 2026-08, Census Building Permits Survey. A high figure means more new supply competing for tenants.
Nearby ZIP codes
| ZIP | Distance | Typical price | Rent | Gross yield | Cash flow /mo |
|---|---|---|---|---|---|
| 91744La Puente | 2.5 mi | $731,000 | $2,830 | 4.6% | -$2,608 |
| 91791West Covina | 2.6 mi | $911,000 | $2,586 | 3.4% | -$4,101 |
| 91722Covina | 2.7 mi | $757,000 | $2,461 | 3.9% | -$3,181 |
| 91706Baldwin Park | 2.8 mi | $712,000 | $2,864 | 4.8% | -$2,511 |
| 91723Covina | 3.1 mi | $796,000 | $2,218 | 3.3% | -$3,624 |
| 91746La Puente | 3.3 mi | $756,000 | $2,420* | 3.8% | -$3,132 |
| 91792West Covina | 3.7 mi | $800,000 | $2,384 | 3.6% | -$3,511 |
| 91732El Monte | 4.5 mi | $750,000 | $2,461 | 3.9% | -$3,140 |
* HUD Fair Market Rent, 2 bedroom (no Zillow rent index for that ZIP).
Every ZIP in Los Angeles CountyLos Angeles, CA metroCalifornia
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Open the calculator for 91790Questions
- Is 91790 good for rental property?
- On the typical home here, priced at $826,000 and renting for $2,668 a month (Zillow ZORI, Aug 2026), the gross yield is 3.9% and the estimated cap rate is 1.6%. At a 7.78% investor rate with 25% down, estimated cash flow is -$3,378 a month. The median gross yield across the 8,418 ZIP codes with full Zillow data is 5.6%. These are figures for a typical property, not a judgement on any particular one.
- What is the typical rent in 91790?
- Zillow's observed rent index for 91790 was $2,668 a month in August 2026, across all home types. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $2,920, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 91790?
- The effective property tax rate is about 0.59% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $826,000 home that is about $4,872 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 91790 break even?
- With the default assumptions, no interest rate brings cash flow to zero: rent does not cover operating costs plus principal on a 30-year loan with 25% down.
- How fast are prices and rents changing in 91790?
- Over the 12 months to August 2026, the typical home value changed +1.3% and the typical rent changed +2.3%. Rents rising faster than prices pushes yields up.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
- NAIC Homeowners Insurance Report, data for 2023
National Association of Insurance Commissioners. Read: 2023.
Average HO-3 homeowners premium by state, multiplied by 1.2 as a landlord-policy assumption.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.