Real Estate Investing in East Los Angeles, California (90022)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90022 (East Los Angeles, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 29.0 — hard to cash-flow at these prices.
What’s happening in East Los Angeles, CA (90022)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90022 East Los Angeles
On the rental side, ZIP 90022 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $685K median. It rewards specialists, not generalists.
The 90022 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 90022 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A robust renter share of 65% in 90022 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 90022 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 East Los Angeles:
Property Strategy for 90022
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $526,526 | $1,640 | 2.2% | +3.7% | $526,526 |
| 2BR | $627,538 | $2,070 | 2.4% | +4.8% | $313,769 |
| 3BR | $689,773 | $2,650 | 2.8% | +4.8% | $229,924 |
| 4BR | $734,118 | $2,920 | 2.9% | +5.1% | $183,529 |
| 5BR | $797,570 | — | — | +4.5% | $159,514 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90022 Compare?
| Metric | 90022 | East Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $685,079 | $675,891 | N/A | $761,003 |
| 5-Year CAGR | 3.6% | 3.1% | N/A | 5.7% |
| Avg Rent | $1,971 | $2,236 | N/A | - |
| Cap Rate | 2.2% | 2.6% | - | - |
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 90022 (East Los Angeles, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90022 (East Los Angeles, CA)?
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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 | $685,079 |
| Monthly Rent | $1,971 |
| Price-to-Rent | 29.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | -6.3% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
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 90022
Population: 61,638
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 90022
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 22,455 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does East Los Angeles, CA rate as a rental market?
Yes - East Los Angeles, CA a 3.0/5 investability score. With $685K home prices against $1,971/mo monthly rent, the market delivers a reasonable entry point for new investors.
How strong are rents in East Los Angeles, CA?
East Los Angeles, CA rentals go for roughly $1,971/mo a month. That puts gross yield in solid territory relative to $685K acquisition costs.
How do landlord-tenant laws work in East Los Angeles, CA?
East Los Angeles, CA operates under CA law, which is tenant-protective overall for landlords. Expect consistent treatment in typical lease and eviction cases.
Does a duplex house hack pencil in East Los Angeles, CA?
East Los Angeles, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $685K price point reasonable to enter.
How high is vacancy risk in East Los Angeles, CA?
Occupancy in East Los Angeles, CA runs even-keeled with elevated vacancy. Well-priced units at $1,971/mo lease on reasonable timelines.
You know 90022 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90022 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 90022 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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