Real Estate Investing in Los Angeles, California (90042)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90042 (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 30.1 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (90042)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90042 Los Angeles
Investors eyeing 90042 need to respect the fundamentals at play. Home values of $991K come alongside slower price movement and elevated management overhead.
For an experienced owner, 90042 can be a a viable market for hunting ground — but the discount at $991K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 90042 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 90042 ZIP's population of 58,344 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Strategically, 90042 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 90042
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $650,796 | $2,080 | 2.3% | +4.4% | $650,796 |
| 2BR | $846,969 | $2,590 | 2.2% | +5.6% | $423,484 |
| 3BR | $1,103,336 | $3,280 | 2.1% | +5.0% | $367,779 |
| 4BR | $1,285,018 | $3,660 | 2.1% | +5.2% | $321,255 |
| 5BR | $1,342,938 | — | — | +3.5% | $268,588 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90042 Compare?
| Metric | 90042 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $991,079 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 3.0% | 2.1% | N/A | 5.7% |
| Avg Rent | $2,740 | $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 90042 (Los Angeles, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90042 (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 | $991,079 |
| Monthly Rent | $2,740 |
| Price-to-Rent | 30.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -3.3% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +3.4% ▲ |
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 90042
Population: 58,344
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 90042
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 2,959 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do experienced investors play Los Angeles, CA?
A careful cash-flow rentals with hands-on management strategy Los Angeles, CA best. The market produces measured results for that approach at the $991K price point.
Is it easy to find good tenants in Los Angeles, CA?
Expect a solid tenant pool in Los Angeles, CA. The rental market absorbs $2,740/mo rents without meaningful friction.
Are eviction rules reasonable in Los Angeles, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Los Angeles generally follows the statewide framework, so landlords face reasonable operating rules.
Does a duplex house hack pencil in Los Angeles, CA?
House hacking in Los Angeles, CA is a challenging. With home values around $991K and rents at $2,740/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical home price in Los Angeles, CA?
Expect median prices around $991K in Los Angeles, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
You know 90042 now. You don’t know where it ranks.
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How 90042 ranks in Los Angeles-Long Beach-Anaheim, CA
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