Real Estate Investing in Los Angeles, California (90010)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90010 (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.
- High vacancy: 18.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.0% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.4 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (90010)?
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Market Analysis: 90010 Los Angeles
From an investor standpoint, ZIP 90010 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $944K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $944K asset, 90010 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 90010 sits on the difficult end of the CA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 90010 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 90010 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 90010
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $894,132 | $3,470 | 2.8% | -0.2% | $447,066 |
| 3BR | $1,171,804 | $4,400 | 2.7% | +0.7% | $390,601 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90010 Compare?
| Metric | 90010 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $943,884 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 0.0% | 2.1% | N/A | 5.7% |
| Avg Rent | $2,978 | $3,041 | N/A | - |
| Cap Rate | 2.5% | 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 90010 (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 | $943,884 |
| Monthly Rent | $2,978 |
| Price-to-Rent | 26.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +0.0% ▲ |
| 10-Year CAGR | +2.4% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +1.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 90010
Population: 4,478
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 90010
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Wilton Place Elementary
Pio Pico Middle
Joseph Pomeroy Widney CAR Prep and Transition CTR
Alta Loma Elementary
Ambassador School-Global Education
About Repit School Scores
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We evaluate schools based on factors that research shows actually impact educational outcomes:
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- 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
Frequently Asked Questions
What approach is best for Los Angeles, CA real estate?
Most investors in Los Angeles, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
How landlord-friendly is Los Angeles, CA?
Los Angeles, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What kind of vacancy should I budget for in Los Angeles, CA?
Los Angeles, CA carries elevated vacancy risk. Expect consistent absorption at market rents of $2,978/mo.
Are tenants stable in Los Angeles, CA?
Tenant demand in Los Angeles, CA is solid. The local workforce $2,978/mo rents across most rental classes.
What do rentals go for in Los Angeles, CA?
Expect rents around $2,978/mo per month in Los Angeles, CA. With home values at $944K, the yield math works out to reasonable levels for rental investors.
You know 90010 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90010 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 90010 ranks in Los Angeles-Long Beach-Anaheim, CA
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