Real Estate Investing in Los Angeles, California (90066)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90066 (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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 47.3 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (90066)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90066 Los Angeles
ZIP 90066 in Los Angeles, CA carries a substantial set of headwinds. Home values near $1.7M and rents of $3,020/mo sit inside a market where underwriting has to be tight.
Rent of $3,020/mo on a $1.7M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 90066 sits below the stated 0.0% once reality is priced in.
Within CA, ZIP 90066 trails on several market indicators that neighboring Los Angeles County submarkets outperform. The gap is real and healthy enough to shape underwriting.
A healthy renter share of 63% in 90066 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Los Angeles's stable or hybrid ZIPs before stepping into 90066. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 90066
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $607,074 | $2,540 | 3.0% | -1.4% | $607,074 |
| 2BR | $1,181,327 | $3,170 | 1.9% | +3.9% | $590,663 |
| 3BR | $1,706,781 | $4,020 | 1.7% | +3.6% | $568,927 |
| 4BR | $2,166,486 | $4,480 | 1.5% | +3.9% | $541,622 |
| 5BR | $2,773,119 | — | — | +3.0% | $554,624 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90066 Compare?
| Metric | 90066 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,714,017 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 2.5% | 2.1% | N/A | 5.7% |
| Avg Rent | $3,020 | $3,041 | N/A | - |
| Cap Rate | 1.4% | 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 90066 (Los Angeles, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90066 (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 | $1,714,017 |
| Monthly Rent | $3,020 |
| Price-to-Rent | 47.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +3.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.4%). 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 90066
Population: 54,975
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 90066
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 12,886 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Los Angeles, CA?
Expect median prices around $1.7M in Los Angeles, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
How strong is the working-renter base in Los Angeles, CA?
Expect a solid tenant pool in Los Angeles, CA. The rental market absorbs $3,020/mo rents without meaningful friction.
Is vacancy a concern in Los Angeles, CA?
Vacancy risk in Los Angeles, CA is elevated. That supports even-keeled cash flow for typical rental holds.
What monthly rent should investors expect in Los Angeles, CA?
The typical rental in Los Angeles, CA commands about $3,020/mo monthly. That rent profile consistent cash flow against the $1.7M purchase basis.
How strict are landlord regulations in Los Angeles, CA?
The landlord environment in Los Angeles, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 90066 now. You don’t know where it ranks.
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How 90066 ranks in Los Angeles-Long Beach-Anaheim, CA
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