Real Estate Investing in Los Angeles, California (90020)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90020 (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: -1.2% 5-year CAGR — values have moved lower.
- Elevated vacancy: 8.7% vacancy may signal weakening demand.
- 1-year downturn: Values declined 3.4% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Los Angeles, CA (90020)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90020 Los Angeles
Not every below-median market is a bargain. Los Angeles's 90020 ZIP stands at signals that favor experienced operators who can absorb the risk $675K pricing implies.
Rent of $1,927/mo on a $675K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 90020 sits below the stated 0.0% once reality is priced in.
In the broader CA picture, 90020 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 90020 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.
The 90020 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 90020
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $410,004 | $2,200 | 3.9% | +0.0% | $410,004 |
| 2BR | $605,459 | $2,750 | 3.3% | -0.2% | $302,729 |
| 3BR | $913,196 | $3,490 | 2.8% | -0.3% | $304,399 |
| 4BR | $3,300,071 | $3,880 | 0.8% | — | $825,018 |
| 5BR | $5,095,060 | — | — | +2.2% | $1,019,012 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90020 Compare?
| Metric | 90020 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $674,738 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | N/A | 2.1% | N/A | 5.7% |
| Avg Rent | $1,927 | $3,041 | N/A | - |
| Cap Rate | 2.2% | 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 90020 (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 | $674,738 |
| Monthly Rent | $1,927 |
| Price-to-Rent | 29.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 1.1% |
📈 Home Appreciation
| 1-Year | -3.4% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | -1.2% ▼ |
| 10-Year CAGR | +2.4% ▲ |
🏠 Rent Trends
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | +1.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 90020
Population: 38,361
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 90020
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
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
What price range are homes in Los Angeles, CA?
The median home value in Los Angeles, CA is roughly $675K. That puts it reasonable relative to the CA statewide average.
How landlord-friendly is Los Angeles, CA?
Landlord-friendliness in Los Angeles, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Do landlords face vacancy issues in Los Angeles, CA?
Expect elevated vacancy in Los Angeles, CA. Rents at $1,927/mo are absorbed by the tenant base without meaningful lag.
Can I house hack 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 $1,927/mo rent level.
What is the typical renter like in Los Angeles, CA?
Tenant quality in Los Angeles, CA ranks as solid. Landlords generally report steady occupancy at market rents of $1,927/mo.
You know 90020 now. You don’t know where it ranks.
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How 90020 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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