Real Estate Investing in Los Angeles, California (90049)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90049 (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.
- Elevated vacancy: 11.8% 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 64.9 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (90049)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90049 Los Angeles
ZIP 90049 inside Los Angeles County looks affordable on the surface — median value of $3.0M — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 90049 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 90049's metrics run below Los Angeles County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 90049 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 90049 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 90049
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $659,751 | $3,130 | 3.4% | +0.7% | $659,751 |
| 2BR | $1,184,920 | $3,900 | 2.4% | +1.1% | $592,460 |
| 3BR | $2,588,679 | $4,940 | 1.4% | +5.2% | $862,893 |
| 4BR | $3,711,692 | $5,510 | 1.1% | +3.9% | $927,923 |
| 5BR | $6,206,109 | — | — | +3.8% | $1,241,222 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90049 Compare?
| Metric | 90049 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $3,004,881 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 4.2% | 2.1% | N/A | 5.7% |
| Avg Rent | $3,860 | $3,041 | N/A | - |
| Cap Rate | 1.0% | 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 90049 (Los Angeles, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90049 (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 | $3,004,881 |
| Monthly Rent | $3,860 |
| Price-to-Rent | 64.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.5% |
| Cap Rate | 1.0% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | -7.5% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +3.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.0%). 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 90049
Population: 36,735
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 90049
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Roscomare Road Elementary
The SEED School of Los Angeles County
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 9,227 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are eviction rules reasonable in Los Angeles, CA?
Los Angeles, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Does Los Angeles, CA make sense for an investment property?
The 3.0/5 investability rating in Los Angeles, CA reflects its $3.0M prices and $3,860/mo rents. Investors generally consider it a solid option within CA.
Can I live-in-and-rent in Los Angeles, CA?
House hacking in Los Angeles, CA is a tougher. With home values around $3.0M and rents at $3,860/mo, owner-occupants can offset a meaningful share of PITI.
What monthly rent should investors expect in Los Angeles, CA?
Rental rates in Los Angeles, CA average $3,860/mo. Tenant demand and $3.0M home values make the yield look reasonable by investor standards.
Where do home prices stand in Los Angeles, CA?
Los Angeles, CA home values average about $3.0M. That price point suits investors targeting rentals with $3,860/mo in monthly income.
You know 90049 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90049 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 90049 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90049 (Los Angeles)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90049 (Los Angeles, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.