At $2,362 in June 2026, the 91786 rent snapshot presents a measured tension: Zillow’s ZIP-level ZORI was still rising by 0.9% from the same month a year earlier, yet its recent pace was far below the ZIP’s longer historical growth rate. ZORI is a typical observed asking-rent index blended across rental types, so it describes a market-level asking-rent signal rather than a lease quote for a particular home. The positive current reading therefore needs to be weighed against the slower path visible in the ZIP’s own rent history and the separate resale evidence discussed below.
The backward-looking Zillow history breaks from, rather than confirms, the stronger longer path. The one-year same-month annualized rent change was 0.9%, compared with 1.7% for the three-year measure and 4.0% for the five-year measure. Monthly change patterns produced 3.0% annualized variability, which supports some confidence that the current index is not merely an isolated spike but does not establish a future direction. Separately, the maximum drawdown was 3.4%, showing that prior asking-rent levels did retreat during the observed period. Coverage was 100%. The reported national discovery ranks among history-eligible ZIPs were 1,854 for momentum, 1,604 for stability, and 2,006 for the balanced measure; lower ranks are higher. These are descriptive discovery measures, not forecasts or investment recommendations.
The label 91786 is both a Zillow ZIP market identifier and a Census ZCTA match. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In the matched ACS 2024 five-year survey, median gross rent was $1,969, about 20.0% below the current ZORI. ACS median gross rent is a five-year survey of occupied renter homes and includes selected utilities, so it is not interchangeable with a current asking-rent index. HUD FY2026 places the local two-bedroom FMR/SAFMR standard at $2,201, with ZORI 7.3% higher; HUD FMR/SAFMR is an administrative bedroom-specific standard, not asking rent. Scaling ZIP ZORI using that local HUD ladder yields modelled, not measured, bedroom estimates of $1,816 for a studio, $1,907 for one bedroom, the ZORI-equivalent level for two bedrooms, $3,125 for three bedrooms, and $3,771 for four bedrooms.
Household-income and burden measures introduce a second constraint on the rent reading. The matched ZCTA’s median household income was $92,458, while the arithmetic 30% required-income screen for a $2,362 monthly rent is $94,480. That screen is arithmetic, not advice or an applicant qualification rule; it simply compares annualized asking rent with an income benchmark. In the ACS renter population, 5,536 renter households, or 52.2%, were recorded as spending 30% or more of income on gross rent. This burden measure includes the ACS gross-rent definition and cannot prove what any particular available unit costs, includes, or requires from a renter.
The matched ZCTA had a housing stock of 20,193 units, with renter-occupied homes representing 54.1% of occupied units. Census vacancy was 2.9%, and 265 vacant units were classified as available for rent. Those counts frame the broad housing and rental base behind the ACS survey, but they are not a real-time listing inventory and do not establish vacancy, concessions, or turnover at a specific property. The relatively large renter share makes the distinction between a ZIP asking-rent index and occupied-home survey rents especially important: the two measures cover related populations but answer different questions.
Wider-area rent comparisons place the ZIP below each supplied contextual asking-rent figure: the City of Upland context rent was $2,408, San Bernardino County context rent was $2,489, and the Riverside-San Bernardino-Ontario, CA metro context rent was $2,539. Each is context for its named geography rather than a substitute for the ZIP-level ZORI. The comparison indicates that the current ZIP asking-rent index is lower than the city, county, and metro context readings, but it does not identify which rental types, lease terms, or building characteristics account for those differences.
Redfin supplies a separate, direct rolling-three-month ZIP resale observation rather than rental transactions. Its median sold price was $717,838, down 5.6% year over year; 83 homes sold, median marketing time was 40 days, inventory was 84 homes, and months of supply stood at 3.1. Sale-to-list signals were close to parity, with an average sale-to-list ratio of 99.87% and 33.4% of sales above list price. Annualized ZIP ZORI divided by the median sold price produces a 3.95% cross-source screening ratio only, not a cap rate, net return, expected return, or property yield. The decline in the resale price measure challenges a simple favorable reading of still-positive rent growth and that screening ratio, even while near-parity sale-to-list results show that the resale evidence is not uniformly weak.
Several limits should govern interpretation. Zillow ZORI is an all-types ZIP asking-rent index, while ACS is retrospective survey evidence for occupied renter homes, HUD is an administrative standard, and Redfin reports ZIP for-sale outcomes; none is a substitute for unit-level rent or resale comparables. Concrete property-level checks include the advertised rent and included utilities, exact bedroom and bathroom count, lease length, concessions, condition, days listed, comparable recent closed sales, list-price changes, and building-specific vacancy or turnover evidence. The history and Redfin series are backward-looking measurements, not predictions. Which source best fits the precise decision question: a current asking-rent benchmark, occupied-home affordability context, bedroom standard, or direct resale liquidity?
","findings":[{"body":"The current asking-rent index remains above its level a year earlier, but the one-year change is below both the three-year and five-year annualized measures. That pattern breaks from the longer historical growth path. History also contains measurable variation and a prior drawdown, so the latest rent reading is useful as a current benchmark rather than proof of a continuing trend.","title":"Rent growth has slowed materially"},{"body":"The studio-through-four-bedroom figures are modelled ZIP estimates created by scaling the all-types Zillow asking-rent index with the local HUD bedroom ladder. They are not observed asking rents for available studios, one-bedroom homes, or larger units. Their primary use is showing the relative size relationship embedded in the local administrative bedroom standard.","title":"Bedroom figures are scaled estimates"},{"body":"The arithmetic income screen associated with the current asking-rent index slightly exceeds the matched ZCTA median household income. Separately, more than half of surveyed renter households were rent burdened under the ACS gross-rent definition. Those measures provide population-level context, but neither determines whether an individual renter qualifies nor establishes the cost structure of a specific home.","title":"Affordability context is tight at the median-income benchmark"},{"body":"Redfin’s direct ZIP resale series showed a lower median sold price than a year earlier while sale-to-list results remained near parity and supply was limited in months. Because this is a for-sale observation, it cannot be used as rental-comp evidence. It does, however, challenge any conclusion based only on positive asking-rent history or the rent-to-price screening ratio.","title":"Resale evidence complicates the rent signal"}],"risks":["The Zillow asking-rent index blends rental types and reports a typical ZIP-level market signal, so a specific property’s advertised rent, concessions, utilities, condition, and lease terms may differ materially.","ACS evidence is a five-year survey of occupied renter homes and includes selected utilities. Its rent and burden statistics are not current listing data and cannot demonstrate affordability for a particular unit.","HUD bedroom standards are administrative benchmarks rather than observed asking rents. The scaled bedroom estimates preserve the local HUD ladder but should not be treated as measured bedroom-specific market rents.","Redfin resale measures reflect direct ZIP for-sale transactions over a rolling period. A sold-price decline, supply measure, or sale-to-list signal does not establish rental demand, property operating results, or future performance."],"qa":[{"a":"It represents Zillow’s ZIP-level ZORI, a typical observed asking-rent index blended across rental types. It is useful as a current market-level asking-rent benchmark, but it is not a listing quote, a lease renewal record, a measure of occupied-home rents, or evidence about any particular property’s rent.","q":"What does the Zillow rent figure represent?"},{"a":"They use different evidence universes. Zillow measures a current asking-rent index, while ACS reports median gross rent from a five-year survey of occupied renter homes and includes selected utilities. Differences can therefore reflect timing, rental-type mix, utility treatment, and the distinction between listed asking rents and occupied-home survey responses.","q":"Why are the ACS and Zillow rent figures different?"},{"a":"The required-income figure is simply annualized monthly asking rent divided by the stated 30% threshold. It is an arithmetic affordability screen, not financial advice, underwriting guidance, a tenant-screening standard, or an assertion that a household with a different income can or cannot rent a specific home.","q":"How should the required-income screen be interpreted?"},{"a":"Redfin adds direct ZIP resale liquidity and pricing evidence, including sold-price movement, sales volume, marketing time, inventory, supply, and sale-to-list outcomes. It can test whether a rental interpretation aligns with or conflicts with for-sale conditions, but it does not provide rental transactions, operating expenses, or property-specific investment economics.","q":"What can the Redfin data add to the rental analysis?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area 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