Real Estate Investing in Los Angeles, California (90028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90028 (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.
- High vacancy: 22.0% of homes vacant — above national norms.
- Declining values: -2.6% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 3.8% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Los Angeles, CA (90028)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90028 Los Angeles
This part of Los Angeles County is not an easy win. The 90028 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 90028 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 90028 and stronger Los Angeles ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 90028 ZIP's population of 31,441 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 90028 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 90028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $641,086 | $2,200 | 2.5% | -4.4% | $641,086 |
| 2BR | $827,329 | $2,740 | 2.4% | -0.3% | $413,664 |
| 3BR | $1,167,619 | $3,470 | 2.1% | -1.1% | $389,206 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90028 Compare?
| Metric | 90028 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $849,215 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | N/A | 2.1% | N/A | 5.7% |
| Avg Rent | $2,599 | $3,041 | N/A | - |
| Cap Rate | 2.4% | 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 90028 (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 | $849,215 |
| Monthly Rent | $2,599 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | -4.1% ▼ |
| 5-Year CAGR | -2.6% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 Rent Trends
| 1-Year | -0.6% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 90028
Population: 31,441
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 90028
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Wilton Place Elementary
Ambassador School-Global Education
Ambassador-Global Leadership
Commonwealth Avenue Elementary
Hubert Howe Bancroft 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
Investor Insight: With 7,150 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?
Median home price in Los Angeles, CA is near $849K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How high is vacancy risk in Los Angeles, CA?
Los Angeles, CA carries elevated vacancy risk. Expect stable absorption at market rents of $2,599/mo.
How qualified is the tenant pool in Los Angeles, CA?
Expect a solid tenant pool in Los Angeles, CA. The rental market absorbs $2,599/mo rents without meaningful friction.
Is Los Angeles, CA a good market for FHA house hackers?
Los Angeles, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $849K price point reasonable to enter.
Does Los Angeles, CA make sense for an investment property?
With a 2.0/5 investability score, Los Angeles, CA ranks as a solid market for rental property investors. Median prices of $849K and rents of $2,599/mo drive the underlying numbers.
You know 90028 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90028 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 90028 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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