ZIP CODE 92584 // RIVERSIDE-SAN BERNARDINO-ONTARIO, CA // DATA AS OF 2026-09-30
Menifee, CA (92584) Rental Property Cap Rate & Cash Flow Report
Located in Riverside County (Menifee, CA), Zip Code 92584 ranks #138 of 500 within this selected sample (73th percentile) with a Zillow ZHVI typical home-value index of $625,741 (-0.2% YoY) and a ZORI observed market rent of $3,135/mo (+3.5% YoY). Requires at least 47.0% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$1,068/mo
Annual: -$12,812/yr
Modeled Cap Rate
4.02%
NOI: $25,157/yr
Cash-on-Cash Return
-8.90%
Cash Needed: $143,920
1% Rule Ratio
0.50%
Gross Yield: 6.01%
Break-Even Rent
$4,362/mo
State Tax: 0.71%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 92584 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (CA Avg 0.71%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$3,164/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$1,039/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (92584)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $560,496 | $2,799/mo | 5.99% |
| 2022 | $636,157 | $2,882/mo | 5.44% |
| 2023 | $609,851 | $2,917/mo | 5.74% |
| 2024 | $639,838 | $2,999/mo | 5.62% |
| 2025 | $627,167 | $3,028/mo | 5.79% |
| 2026 | $625,741 | $3,135/mo | 6.01% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 93274 Tulare, CA | $357,011 | $1,792/mo | 4.03% | -$606/mo |
| 92336 Fontana, CA | $695,692 | $3,466/mo | 3.99% | -$1,204/mo |
| 93536 Lancaster, CA | $533,090 | $2,687/mo | 4.05% | -$895/mo |
| 95823 Sacramento, CA | $421,389 | $2,069/mo | 3.92% | -$756/mo |
| 92201 Indio, CA | $463,201 | $2,271/mo | 3.91% | -$834/mo |
| 93309 Bakersfield, CA | $343,293 | $1,677/mo | 3.89% | -$623/mo |