To understand the situation, let's follow a family that started looking for a unit in Victorville with a budget of $1,400. This family, with a credit score lingering in the 580s, faced several rejections at first. The property management company suggested using a cosigner. Only after securing a stable-income brother as a guarantor did their application get approved.

The rent for a one-bedroom in Victorville is relatively low compared to other Southern California cities. Rent.com lists it at $1,610, RentCafe at $1,485, and Zumper at $1,212. While there are significant variations in the data, it can generally be said that rents are formed between $1,200 and $1,600. Although the rent is low, the entry barriers are also relatively low, but it's important to note that there is still a credit check. Many families are moving from Southern California coastal cities to the High Desert area, but just because the rent is low doesn't mean the screening process is lenient.

Most property management companies set a minimum credit score requirement between 620 and 650. For families with scores in the 580s, like the one mentioned, it is difficult to get approved on their own at most companies. Income requirements are also considered. Many places require a monthly income of three times the rent, so for a unit around $1,400, the pre-tax monthly income should be around $4,200. This family met the income criteria, but their credit score held them back.

In addition to using a cosigner, options like The Guarantors or Insurent for rent guarantee insurance can be considered. The cost ranges from 4.5% to 10% of the annual rent, and in areas like Victorville where the rent itself is low, the absolute amount is relatively less burdensome. Increasing the deposit is another option, but it should be noted that under AB 12, which took effect in July 2024, it is difficult to exceed one month's rent for standard landlords.

Ultimately, this family chose to go with a cosigner. Once the brother signed as a cosigner, the management company approved their application within a day. The cosigner's credit and income exceeded the screening criteria. After several months of timely rent payments, they were able to renew the lease under their own name without any issues.

The school district that Korean families are interested in near Victorville is the Apple Valley Unified School District. While the school district ratings can be referenced from GreatSchools or Niche, it's advisable to check the assigned school for the specific address before signing a lease, as district boundaries change frequently. While the low rent in the area means lower initial investment costs for investors, it should also be noted that capital gains are not guaranteed.

Families moving to Victorville from other states have their credit history recognized, so they generally do not face significant burdens. For those who have just immigrated from Korea and are preparing to settle, they may have no credit history, so it's worth considering services like Nova Credit to convert and submit their Korean credit history or proposing several months of rent in advance. As in the case of the family mentioned, using a cosigner and making timely payments for several months can be a practical way to improve their credit score.

From an investor's perspective, while areas like Victorville with low rents have lower initial entry burdens, it's important to also consider demand and population trends. There is a steady flow of families moving from Southern California coastal cities who cannot afford the high rents, so rental demand remains consistent, but predicting capital gains is not straightforward.

Screening criteria and deposit regulations can vary in detail by property management company, so it's safer to check directly before signing a lease. This article is not investment or legal advice, and it is recommended to consult with a real estate professional before entering into any contracts.