Real Estate Investing in Los Angeles, California (90004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90004 (Los Angeles, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 10.0% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 50.7 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (90004)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90004 Los Angeles
This part of Los Angeles County is not an easy win. The 90004 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $2,297/mo on a $1.4M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 90004 sits below the stated 0.0% once reality is priced in.
In the broader CA picture, 90004 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 90004 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Los Angeles's stable or hybrid ZIPs before stepping into 90004. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 90004
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $604,265 | $2,190 | 2.6% | -0.5% | $604,265 |
| 2BR | $854,891 | $2,730 | 2.3% | +0.5% | $427,445 |
| 3BR | $1,387,743 | $3,460 | 1.8% | +2.3% | $462,581 |
| 4BR | $2,393,476 | $3,850 | 1.2% | +3.4% | $598,369 |
| 5BR | $3,775,182 | — | — | +2.4% | $755,036 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90004 Compare?
| Metric | 90004 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,398,632 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 0.9% | 2.1% | N/A | 5.7% |
| Avg Rent | $2,297 | $3,041 | N/A | - |
| Cap Rate | 1.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 90004 (Los Angeles, CA). Anonymous, moderated, never written by AI.
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Property managers serving Los Angeles County
Manage rentals here? List your business →A Better Property Management Company Inc. provides property management services in Long Beach, Seal Beach, and Southern California. summary from their website
ACF Property Management leases shopping center spaces nationwide, managing over 37 shopping centers in 11 states from California to Florida. summary from their website
summary from their website summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,398,632 |
| Monthly Rent | $2,297 |
| Price-to-Rent | 50.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.0% |
| Cap Rate | 1.3% |
| 5-Year IRR | 2.2% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +2.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 90004
Population: 58,844
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 90004
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 7,150 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Los Angeles, CA?
Homes in Los Angeles, CA typically sell near $1.4M. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Is the tenant base reliable in Los Angeles, CA?
The renter base in Los Angeles, CA is reasonable for the $2,297/mo price point. Screening well and pricing to market typically yields consistent tenants.
What are rental rates like in Los Angeles, CA?
Rental rates in Los Angeles, CA average $2,297/mo. Tenant demand and $1.4M home values make the yield look reasonable by investor standards.
Is Los Angeles, CA a good place for real estate investing?
Los Angeles, CA comes in at an investability rating of 2.0/5, with median home values near $1.4M and average rents around $2,297/mo. That combination puts it in the substantial tier for investor interest.
Is Los Angeles, CA good for landlords?
For rental operators, Los Angeles, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
You know 90004 now. You don’t know where it ranks.
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How 90004 ranks in Los Angeles-Long Beach-Anaheim, CA
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