Real Estate Investing in Los Angeles, California (90016)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90016 (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: 8.3% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Los Angeles, CA (90016)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90016 Los Angeles
The 90016 ZIP covers a section of Los Angeles that demands careful diligence. Prices near $922K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 90016 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
On the rental side, 90016 offers a low basis, the region around Los Angeles has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A sturdy renter share of 64% in 90016 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 90016 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 90016
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $569,648 | $1,950 | 2.5% | +2.2% | $569,648 |
| 2BR | $772,816 | $2,430 | 2.3% | +3.5% | $386,408 |
| 3BR | $1,018,502 | $3,080 | 2.2% | +3.0% | $339,501 |
| 4BR | $1,148,440 | $3,430 | 2.2% | +2.3% | $287,110 |
| 5BR | $1,338,532 | — | — | +2.2% | $267,706 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90016 Compare?
| Metric | 90016 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $921,907 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 1.7% | 2.1% | N/A | 5.7% |
| Avg Rent | $3,222 | $3,041 | N/A | - |
| Cap Rate | 2.7% | 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 90016 (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 | $921,907 |
| Monthly Rent | $3,222 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -12.4% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | +1.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 90016
Population: 46,102
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 90016
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 4,779 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Los Angeles, CA?
The median home value in Los Angeles, CA is roughly $922K. That puts it reasonable relative to the CA statewide average.
Are landlord laws favorable in Los Angeles, CA?
Los Angeles, CA operates under CA law, which is tenant-protective overall for landlords. Expect stable treatment in typical lease and eviction cases.
How strong is the working-renter base in Los Angeles, CA?
The renter base in Los Angeles, CA is reasonable for the $3,222/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
How quickly do rentals get leased in Los Angeles, CA?
Los Angeles, CA carries elevated vacancy risk. Expect measured absorption at market rents of $3,222/mo.
Is Los Angeles, CA a good market for FHA house hackers?
Los Angeles, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $3,222/mo rent level.
You know 90016 now. You don’t know where it ranks.
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How 90016 ranks in Los Angeles-Long Beach-Anaheim, CA
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