Real Estate Investing in Los Angeles, California (90012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90012 (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.
- Declining values: -1.1% 5-year CAGR — values have moved lower.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Los Angeles, CA (90012)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90012 Los Angeles
Not every below-median market is a bargain. Los Angeles's 90012 ZIP clocks in at signals that favor experienced operators who can absorb the risk $595K pricing implies.
The investment case in 90012 is significant only for operators who understand what they are buying. A $595K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within CA, ZIP 90012 trails on several market indicators that neighboring Los Angeles County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The 90012 ZIP's population of 37,463 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Strategically, 90012 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 90012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $470,176 | $2,190 | 3.4% | -1.8% | $470,176 |
| 2BR | $628,468 | $2,730 | 3.1% | -0.9% | $314,234 |
| 3BR | $823,559 | $3,460 | 3.0% | +2.2% | $274,520 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90012 Compare?
| Metric | 90012 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $595,405 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | N/A | 2.1% | N/A | 5.7% |
| Avg Rent | $2,544 | $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.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 90012 (Los Angeles, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90012 (Los Angeles, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $595,405 |
| Monthly Rent | $2,544 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 2.2% |
📈 Home Appreciation
| 1-Year | -2.6% ▼ |
| 3-Year CAGR | -2.7% ▼ |
| 5-Year CAGR | -1.1% ▼ |
| 10-Year CAGR | +2.2% ▲ |
🏠 Rent Trends
| 1-Year | -0.6% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +0.9% ▲ |
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.
Demographics in 90012
Population: 37,463
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 90012
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Utah Street Elementary
Contreras Learning Center-School of Social Justice
Contreras Lrng Center-Los Angeles Sch of Global Studies
Felicitas and Gonzalo Mendez High
Florence Nightingale Middle
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
Frequently Asked Questions
Is house hacking profitable in Los Angeles, CA?
Los Angeles, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,544/mo rent level.
Are renters plentiful in Los Angeles, CA?
Tenant quality in Los Angeles, CA ranks as solid. Landlords generally report steady occupancy at market rents of $2,544/mo.
Should investors worry about vacancy in Los Angeles, CA?
Occupancy in Los Angeles, CA runs even-keeled with elevated vacancy. Well-priced units at $2,544/mo lease on reasonable timelines.
Where do rents currently stand in Los Angeles, CA?
Average rent in Los Angeles, CA is approximately $2,544/mo per month. Against $595K home values that yields a reasonable rent-to-price ratio.
Does Los Angeles, CA favor landlords or tenants?
The landlord environment in Los Angeles, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 90012 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90012 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 90012 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90012 (Los Angeles)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90012 (Los Angeles, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.