Real Estate Investing in Los Angeles, California (90046)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90046 (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: -0.3% 5-year CAGR — values have moved lower.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 43.3 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (90046)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90046 Los Angeles
The 90046 ZIP in Los Angeles, CA is a local-operator market. Outside capital chasing a $1.5M entry has to pair deep knowledge with the discount.
The 90046 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 90046 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.
A substantial renter share of 78% in 90046 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 90046 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 Los Angeles:
Property Strategy for 90046
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $565,015 | $2,630 | 3.4% | -0.1% | $565,015 |
| 2BR | $1,072,438 | $3,280 | 2.2% | +1.1% | $536,219 |
| 3BR | $1,779,650 | $4,160 | 1.7% | +2.5% | $593,217 |
| 4BR | $2,545,988 | $4,630 | 1.3% | +3.4% | $636,497 |
| 5BR | $3,480,372 | — | — | +3.3% | $696,074 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90046 Compare?
| Metric | 90046 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,452,634 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | N/A | 2.1% | N/A | 5.7% |
| Avg Rent | $2,794 | $3,041 | N/A | - |
| Cap Rate | 1.5% | 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 90046 (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 | $1,452,634 |
| Monthly Rent | $2,794 |
| Price-to-Rent | 43.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 1.2% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -2.0% ▼ |
| 5-Year CAGR | -0.3% ▼ |
| 10-Year CAGR | +4.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.5%). 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 90046
Population: 48,905
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 90046
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Berenece Carlson Home Hospital
Grant Elementary
Hawthorne Elementary
Helen Bernstein High
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
Frequently Asked Questions
How do home values compare in Los Angeles, CA?
Typical homes in Los Angeles, CA go for around $1.5M. The 5-year CAGR of 0.0% stable price movement.
What does house hacking look like in Los Angeles, CA?
The house hack math a tougher in Los Angeles, CA. Owner-occupant buyers benefit from the $2,794/mo rents and $1.5M home values.
How much do tenants pay in Los Angeles, CA?
Rents in Los Angeles, CA run near $2,794/mo. Compared with median home prices of $1.5M that produces solid gross yields for typical rentals.
What is it like being a landlord in Los Angeles, CA?
For rental operators, Los Angeles, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
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 $2,794/mo are well-absorbed by the market.
You know 90046 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90046 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 90046 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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