Real Estate Investing in Los Angeles, California (90035)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90035 (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: 16.0% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.5% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 39.9 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (90035)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90035 Los Angeles
Not every below-median market is a bargain. Los Angeles's 90035 ZIP comes in at signals that favor experienced operators who can absorb the risk $1.6M pricing implies.
The investment case in 90035 is substantial only for operators who understand what they are buying. A $1.6M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In practical terms, 90035 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.
Who lives in 90035 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 90035
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $616,776 | $2,810 | 3.3% | -1.2% | $616,776 |
| 2BR | $989,449 | $3,500 | 2.5% | -1.0% | $494,724 |
| 3BR | $1,701,109 | $4,440 | 1.9% | +2.0% | $567,036 |
| 4BR | $2,314,015 | $4,940 | 1.5% | +2.7% | $578,504 |
| 5BR | $3,422,947 | — | — | +2.8% | $684,589 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90035 Compare?
| Metric | 90035 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,623,718 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 2.1% | N/A | 5.7% |
| Avg Rent | $3,392 | $3,041 | N/A | - |
| Cap Rate | 1.6% | 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 90035 (Los Angeles, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90035 (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 | $1,623,718 |
| Monthly Rent | $3,392 |
| Price-to-Rent | 39.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.6%). 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 90035
Population: 27,851
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 90035
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Beverly Vista Middle
Horace Mann Elementary
Pio Pico Middle
Alta Loma Elementary
Johnnie Cochran Jr. 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 5,899 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the smart move for investors in Los Angeles, CA?
For Los Angeles, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is it easy to find good tenants in Los Angeles, CA?
The tenant pool in Los Angeles, CA is solid, supported by local employment and population fundamentals. Rents of $3,392/mo are well-absorbed by the market.
How much is rent in Los Angeles, CA?
Rent in Los Angeles, CA is around $3,392/mo. The resulting rent-to-value relationship with $1.6M pricing is reasonable for most investor models.
What is the typical vacancy rate in Los Angeles, CA?
Los Angeles, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
Does Los Angeles, CA favor landlords or tenants?
Landlord-friendliness in Los Angeles, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 90035 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90035 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 90035 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90035 (Los Angeles)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90035 (Los Angeles, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.