Real Estate Investing in El Segundo, California (90245)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90245 (El Segundo, 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 46.8 — hard to cash-flow at these prices.
What’s happening in El Segundo, CA (90245)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90245 El Segundo
Investors eyeing 90245 need to respect the fundamentals at play. Home values of $1.8M come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 90245 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 90245'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.
Turning to rents, 16,863 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 90245 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in El Segundo:
Property Strategy for 90245
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $1,122,267 | $3,610 | 2.3% | +4.2% | $561,134 |
| 3BR | $1,636,771 | $4,580 | 2.0% | +5.5% | $545,590 |
| 4BR | $2,079,382 | $5,100 | 1.8% | +5.7% | $519,845 |
| 5BR | $2,538,080 | — | — | +5.3% | $507,616 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90245 Compare?
| Metric | 90245 | El Segundo | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,752,818 | $1,752,818 | N/A | $761,003 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 5.7% |
| Avg Rent | $3,123 | $3,123 | N/A | - |
| Cap Rate | 1.4% | 1.4% | - | - |
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 90245 (El Segundo, 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 | $1,752,818 |
| Monthly Rent | $3,123 |
| Price-to-Rent | 46.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +5.3% ▲ |
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 90245
Population: 16,863
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 90245
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Katherine Johnson STEM Academy
Cimarron Avenue Elementary
WISH Academy High
Cowan Avenue Elementary
Orville Wright Engineering and Design Magnet
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 7,581 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What type of investing works in El Segundo, CA?
El Segundo, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.8M prices, $3,123/mo rents) make it a reasonable choice.
Is housing expensive in El Segundo, CA?
In El Segundo, CA the median home value sits at $1.8M. Against the broader CA market, that reads as reasonable for most investors.
What do landlords charge for rent in El Segundo, CA?
Average rent in El Segundo, CA is approximately $3,123/mo per month. Against $1.8M home values that yields a reasonable rent-to-price ratio.
What is the rental occupancy rate in El Segundo, CA?
El Segundo, CA carries elevated vacancy risk. Expect predictable absorption at market rents of $3,123/mo.
Is El Segundo, CA a good market for FHA house hackers?
For house hackers, El Segundo, CA is a tougher. The $3,123/mo rent on a unit helps defray the mortgage on a $1.8M property.
You know 90245 now. You don’t know where it ranks.
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How 90245 ranks in Los Angeles-Long Beach-Anaheim, CA
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