Real Estate Investing in Los Angeles, California (90011)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90011 (Los Angeles, CA)? Our answer, based on the numbers below.
For Homebuyers
CAUTION
Grade D (49/100)
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
2 flags
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 25.1% poverty rate — can affect rent collection.
What’s happening in Los Angeles, CA (90011)?
Click any question — our AI will research it live from the web and show you sources.
Avg Home Value
$610,724
Avg Monthly Rent
$2,589
1% Rule
✗ Does Not Meet
Median Income
$51,819
% Renters
73.3%
Local Pulse Report
AI-researched developments and news for Los Angeles, CA (90011). Updated on demand as visitors ask.
Growth & development in Los Angeles, CA (90011) Updated 147 days ago
Los Angeles is experiencing significant development in mixed-use and residential projects, alongside major clean energy infrastructure expansions, though job cuts continue in some sectors.
Opportunities
- The Eland Solar-plus-Storage Center project, capable of powering over 266,000 homes, was completed in August 2025, significantly boosting LA's clean energy supply. — This expands access to reliable, affordable clean energy and reduces reliance on fossil fuels. LADWP News
- Clean Power Alliance's 2025 Impact Report, released in February 2026, highlights 157 MW of new renewable energy contracts and expanded service to three new cities. — This increases clean energy options and strengthens grid resilience for more residents and businesses. Cal-CCA.org
- A fully entitled 15-story mixed-use development with 331 residential units (37 affordable) and retail is planned for Downtown LA's Historic Core. — This expands housing options, including affordable units, and adds new retail opportunities. Redevelop LA
- Habitat LA, a mixed-use, transit-oriented community with 260 residential units and creative office space, is set to open in Culver City around early 2026. — This provides new housing and job opportunities with a focus on sustainable, walkable living. Next BIG Developments In Los Angeles California
- Between 3,000 and 4,000 new businesses register with the Los Angeles Office of Finance each month. — This indicates a continuous expansion of consumer choices and potential new employment opportunities. LA Office of Finance
Concerns
- California employers announced 173,022 job cuts through November 2025, a nearly 14% increase from the previous year, primarily in tech and entertainment. — This restricts employment opportunities and creates economic uncertainty for many workers. Los Angeles Times
- The Phillips 66 refinery in Wilmington and Carson announced its closure in October 2024, dislocating an estimated 900 workers by early 2026. — This results in significant job losses and economic disruption for the affected workforce. L.A. County Department of Economic Opportunity
- Rite Aid announced the closure of over 1,000 nationwide stores in May 2025, impacting 715 workers in Los Angeles County, including a distribution center. — This reduces local retail options and leads to job displacement for numerous employees. L.A. County Department of Economic Opportunity
- 99 Cents Only Store announced the closure of 371 locations in April 2024, including 97 in LA County, impacting 1,242 workers. — This limits access to affordable goods and results in substantial job losses across the county. L.A. County Department of Economic Opportunity
Bottom line: Los Angeles is seeing a surge in clean energy and housing developments, yet faces ongoing challenges with significant job cuts in several key industries.
Local news & events in Los Angeles, CA (90011) Updated 147 days ago
Los Angeles County residents report a decade-low quality of life due to high costs, traffic, and lingering impacts of wildfires and immigration concerns.
Opportunities
- Researchers found good news regarding post-2025 wildfire beach contamination, with harmful metal levels remaining below safety thresholds. — This indicates a lower environmental health risk for residents and marine life after significant fire events. Los Angeles Times
- Los Angeles is hosting a variety of community events, including gardening workshops, cultural festivals, and networking events. — These events offer diverse opportunities for recreation, learning, and social connection for residents. Eventbrite, LA Local, Meetup
- The city has seen a 600% increase in annual supportive housing units since 2016, with over 12,000 units completed, under construction, or designed. — This expands housing options for vulnerable populations and addresses a critical social issue. LA City Health Commission
Concerns
- Los Angeles County's Quality of Life Index dropped to a historic low of 52 in April 2026, with education, transportation, and cost of living seeing the steepest declines. — This reflects widespread dissatisfaction with essential services and affordability, limiting residents' well-being. UCLA, California Community Foundation
- Nearly one-third of residents are worried about deportation, and 15% know someone detained or deported, impacting Latino and younger Angelenos most. — Immigration enforcement actions create fear and insecurity, restricting freedom of movement and economic stability. UCLA, California Community Foundation
- More than one in four residents reported losing income due to the 2025 wildfires, with a majority dissatisfied with recovery efforts. — Wildfire impacts impose significant financial burdens and a lack of confidence in disaster response. UCLA, California Community Foundation
- Los Angeles continues to have the worst air quality in the U.S. for ozone pollution, with diesel engines and industries as main sources. — Poor air quality poses serious health risks, particularly respiratory and cardiovascular issues, for all residents. Earth5R
- Homelessness remains a major issue, with a 12.7% rise in the homeless count from last year despite rehousing efforts. — The increasing homeless population indicates a lack of adequate housing and support, impacting public health and safety. Earth5R
Bottom line: Overall quality of life in Los Angeles County is declining due to high costs, environmental concerns, and social anxieties, despite some positive community efforts.
Schools in Los Angeles, CA (90011) Updated 147 days ago
LAUSD faces significant enrollment declines and budget deficits, leading to proposed cuts and a negative outlook from rating agencies, while also passing a new bond measure for facility upgrades and expanding early education programs.
Opportunities
- In November 2024, LAUSD voters approved Measure US, a $9 billion bond for facility upgrades including HVAC, lead pipe replacement, and green schoolyards. — This provides substantial funding for improving school infrastructure and student learning environments. Ballotpedia & UTLA
- LAUSD is expanding early education programs, aiming to double infant care centers and reopen shuttered early education centers. — This expands access to affordable childcare and early learning opportunities for families. LA Times
- LAUSD showed significant improvements in Advanced Placement course enrollment and passing scores in the 2024-25 school year. — This indicates increased academic rigor and college readiness for a greater number of students. LA Times
- LAUSD's standardized test scores improved for a second consecutive year in 2024-2025, exceeding pre-pandemic performance. — This demonstrates academic recovery and progress for students following pandemic disruptions. LAist
- A tentative agreement reached in April 2026 with UTLA includes an average salary increase of 13.86% for educators and more student support staff positions. — This improves compensation and resources for staff, potentially enhancing educational quality. UTLA
Concerns
- Los Angeles County public school enrollment, including LAUSD, decreased by 32,953 students (2.6%) in the 2025-26 academic year. — Declining enrollment directly reduces state funding for the district, impacting resources. Los Angeles Times
- Fitch Ratings and Moody's Ratings revised their outlooks for LAUSD to negative in April 2026 due to projected financial deterioration. — This indicates increasing financial instability and potential challenges for the district's future operations. Bond Buyer
- LAUSD projects a $1.6 billion budget deficit by the 2027-28 school year, driven by enrollment decline and the end of pandemic-era funding. — This necessitates significant budget cuts, potentially impacting programs and services for students. Innovate Public Schools
- Proposed budget cuts for 2026-27 include reducing staffing and budgets at central offices, cutting special funding for high-needs students, and consolidating schools. — These cuts could lead to reduced support for students and staff, and potential school closures. LA School Report
- LAUSD is experiencing delays and obstructions in greening schoolyard projects, with some missing grant deadlines due to district red tape. — This hinders efforts to improve school environments and provide green spaces for communities. AfroLA
Bottom line: LAUSD is navigating significant financial challenges and declining enrollment, while simultaneously investing in facilities and expanding early education opportunities.
Civic & policy in Los Angeles, CA (90011) Updated 147 days ago
Los Angeles County residents face a sales tax increase and significant zoning code changes aimed at housing, while state laws address retail theft and tenant rights.
Opportunities
- The LA City Council unanimously adopted the Affordable Housing Streamlining Ordinance in December 2025, making Mayor Bass's directive permanent. — This streamlines approval for 100% affordable housing projects, cutting review times from 6-9 months to 60 days. Los Angeles Times
- The City of Los Angeles adopted a new Zoning Code (Chapter 1A of the LAMC) in October 2024, with implementation beginning in early 2025. — This modernizes zoning, simplifies classifications, and supports denser housing, aiming to address the housing crisis. LA City Planning
- The new Zoning Code will create capacity for over 255,000 new housing units citywide, including over 130,000 low-income units. — This significantly expands future housing opportunities, particularly for low-income residents. LA City Clerk
- State legislation effective January 1, 2025, doubles the tenant response time for unlawful detainer summons and complaints from 5 to 10 days. — This provides tenants with more time to respond to eviction proceedings, offering greater protection. California New Laws
Concerns
- Los Angeles County's sales tax rate increased from 9.5% to 9.75% on April 1, 2025, due to voter-approved Measure A. — This imposes an additional cost on all taxable goods and services for residents and businesses. FOX 11 Los Angeles
- Measure A, approved in November 2024, imposes a countywide one-half percent (0.50%) sales tax to fund homelessness services and affordable housing. — This is a mandatory tax increase on consumers, even if they do not directly utilize the funded services. City of West Hollywood
- The Affordable Housing Streamlining Ordinance exempts single-family zones and rent-controlled buildings, potentially limiting its impact in some neighborhoods. — These exemptions may restrict the development of affordable housing in a significant portion of the city. Los Angeles Times
- State laws effective January 1, 2025, stiffen penalties for retail theft and drug-related crimes, including making it a felony to possess over $950 of stolen items for resale. — These new laws could lead to increased incarceration and more severe consequences for individuals involved in these offenses. CalMatters
Bottom line: Residents face increased sales taxes and significant zoning overhauls aimed at housing, alongside new state laws impacting tenant rights and criminal penalties.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
Explore the Data — Click a Tab Below
Here's what matters if you're considering buying a home in Los Angeles:
C
Below Average
Buy Confidence Score: 55/100
Affordability
0/25
Appreciation
18/25
Stability
14/20
Timing
8/15
Rental backup
15/15
Affordability
Expensive
Homes cost 11.8× the median income
Value Trend
Rising (+5.3%)
How home values changed in the past year
Rental Backup
Strong
Could rent for $2,589/mo if you need to move
Market Conditions
BALANCED
Even conditions for buyers and sellers
Bottom Line:
This market may be challenging for buyers. Consider your timing and budget carefully.
⚖️
BALANCED MARKET
Los Angeles-Long Beach-Anaheim, CA Metro Area
Even conditions for buyers and sellers
50 days
Average time to sell
Average
8.0%
Listings with price cuts
Few Cuts
0.0%
Sale price vs asking
Below Ask
0.0%
Income needed for mortgage
Affordable
📅
Market conditions as of August 29, 2026 — updated weekly from Los Angeles-Long Beach-Anaheim, CA metro data
🏠
Property Strategy for 90011
Which property type performs best in this market?
Best for Cash Flow
4BR
3.3% cap rate
Best for Appreciation
2BR
+5.0% 5yr CAGR
Best Overall Value
5BR
$147,470/bedroom
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $470,840 | $1,630 | 2.5% | +4.0% | $470,840 |
| 2BR | $532,122 | $2,070 | 2.8% | +5.0% | $266,061 |
| 3BR | $592,251 | $2,650 | 3.2% | +4.6% | $197,417 |
| 4BR | $640,156 | $2,920 | 3.3% | +4.3% | $160,039 |
| 5BR | $737,348 | — | — | +3.8% | $147,470 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90011 Compare?
| Metric | 90011 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $610,724 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 3.4% | 2.1% | N/A | 5.7% |
| Avg Rent | $2,589 | $3,041 | N/A | - |
| Cap Rate | 3.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
90037
1.7 mi
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Value: $670,360
Rating: 3.0/5
90089
1.8 mi
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Value: N/A
90021
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Rating: 2.0/5
90052
2.0 mi
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90007
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Rating: 2.0/5
90015
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Rating: 2.0/5
90079
2.3 mi
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Value: N/A
90001
2.4 mi
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Value: $600,197
Rating: 3.0/5
90014
2.5 mi
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Value: $529,156
Rating: 2.0/5
90058
2.5 mi
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Value: $592,548
Rating: 3.0/5
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 90011 (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.
Long Beach, CA
A Better Property Management Company Inc. provides property management services in Long Beach, Seal Beach, and Southern California. summary from their website
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Acf Property Management
Los Angeles, CA
ACF Property Management leases shopping center spaces nationwide, managing over 37 shopping centers in 11 states from California to Florida. summary from their website
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Adore Property Management Inc
Los Angeles, CA
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Would you buy in 90011 at today’s prices?
One vote per ZIP · no signup · results after you vote
Investability
Good
Cap Rate
3.3%
Low
5yr Growth
+3.4%
Moderate
📊 Market Snapshot
| Home Value | $610,724 |
| Monthly Rent | $2,589 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | -8.5% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | N/A |
Negative Leverage — IRR / Tax Play
Cap Rate: 3.3%
|
30yr Rate: 6.8%
Leverage reduces cash returns at current rates.
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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.
Vacancy
4.0%
Low risk
Landlord Climate
1.0/5
Protective
Value Trend (5yr)
+3.4%
Stable
Eviction process: Very Slow
Rent control: Unfavorable
Demographics in 90011
Population: 102,784
💰
Median Household Income
$51,819
🏠
Renter Occupied
73.3%
💼
Unemployment Rate
6.8%
🎓
College Educated
6.9%
👤
Median Age
30.6 years
🏚️
Vacancy Rate
4.0%
👥
Population by Ethnicity
👶
Under 18
28.5%
👴
65 and Over
7.1%
📊
Poverty Rate
25.1%
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 90011
B+
Avg School Grade
36
Schools
19.3:1
Avg Class Size
$23,037
Avg Per Pupil
Schools in This ZIP Code
A
Very Good
308
Students
17.1:1
Class Size
$25,877
Per Student
A
Very Good
451
Students
16.7:1
Class Size
$25,877
Per Student
A
Very Good
891
Students
17.4:1
Class Size
$25,877
Per Student
A
Very Good
651
Students
20.3:1
Class Size
$25,877
Per Student
A
Very Good
328
Students
18.2:1
Class Size
$25,877
Per Student
A
Very Good
597
Students
18.1:1
Class Size
$25,877
Per Student
A
Very Good
1,013
Students
18.0:1
Class Size
$25,877
Per Student
A
Very Good
455
Students
20.7:1
Class Size
$25,877
Per Student
A
Very Good
528
Students
19.6:1
Class Size
$25,877
Per Student
A
Very Good
703
Students
19.1:1
Class Size
$25,877
Per Student
A
Very Good
662
Students
20.1:1
Class Size
$25,877
Per Student
A
Very Good
162
Students
18.0:1
Class Size
$25,877
Per Student
A
Very Good
649
Students
18.0:1
Class Size
$25,877
Per Student
A
Very Good
149
Students
16.6:1
Class Size
$25,877
Per Student
A
Very Good
613
Students
19.6:1
Class Size
$25,877
Per Student
A
Very Good
492
Students
20.5:1
Class Size
$25,877
Per Student
A
Very Good
392
Students
18.2:1
Class Size
$25,877
Per Student
A
Very Good
615
Students
18.2:1
Class Size
$25,877
Per Student
A
Very Good
196
Students
15.1:1
Class Size
$25,877
Per Student
A
Very Good
510
Students
18.9:1
Class Size
$25,877
Per Student
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
8 Nearby
7,922 Off-Campus Students
A
C
D
C
C
C
D
C
47,147 students · 1.8 mi
12,655 students · 1.8 mi
149 students · 2.2 mi
1,036 students · 2.3 mi
155 students · 2.6 mi
1,366 students · 2.6 mi
0 students · 2.9 mi
3,392 students · 2.9 mi
Investor Insight: With 7,922 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in Los Angeles, CA?
The typical rental in Los Angeles, CA commands about $2,589/mo monthly. That rent profile consistent cash flow against the $611K purchase basis.
How do landlord-tenant laws work in Los Angeles, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Los Angeles generally follows the statewide framework, so landlords face reasonable operating rules.
What is the typical home price in Los Angeles, CA?
Homes in Los Angeles, CA typically sell near $611K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
What strategy should investors use in Los Angeles, CA?
A careful cash-flow rentals with hands-on management strategy Los Angeles, CA best. The market produces stable results for that approach at the $611K price point.
What is the typical renter like in Los Angeles, CA?
Tenant quality in Los Angeles, CA ranks as solid. Landlords generally report measured occupancy at market rents of $2,589/mo.
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