Real Estate Investing in Rolling Hills Estates, California (90274)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90274 (Rolling Hills Estates, 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: 8.0% 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 32.2 — hard to cash-flow at these prices.
What’s happening in Rolling Hills Estates, CA (90274)?
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Market Analysis: 90274 Rolling Hills Estates
ZIP 90274 inside Los Angeles County looks affordable on the surface — median value of $2.5M — but the discount exists for reasons that a careful buyer should understand before committing.
Put differently, the numbers look inviting — $2.5M purchase price, 0.0% nominal cap — the work to hit that pro forma in 90274 is substantial and deserves full respect.
On the rental side, 90274 offers a low basis, the region around Rolling Hills Estates has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 90274 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 90274 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 Rolling Hills Estates:
Property Strategy for 90274
Which property type performs best in this market?
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| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $474,201 | $3,130 | 4.8% | +4.1% | $474,201 |
| 2BR | $1,128,495 | $3,900 | 2.5% | +6.1% | $564,247 |
| 3BR | $1,974,993 | $4,940 | 1.8% | +6.7% | $658,331 |
| 4BR | $2,645,238 | $5,510 | 1.5% | +6.8% | $661,310 |
| 5BR | $3,500,210 | — | — | +6.5% | $700,042 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90274 Compare?
| Metric | 90274 | Rolling Hills Estates | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $2,547,340 | $2,547,340 | N/A | $761,003 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 5.7% |
| Avg Rent | $6,587 | $6,587 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 90274 (Rolling Hills Estates, 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 | $2,547,340 |
| Monthly Rent | $6,587 |
| Price-to-Rent | 32.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 90274
Population: 24,988
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 90274
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 15,325 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Rolling Hills Estates, CA?
Rolling Hills Estates, CA posts an investability rating of 3.0/5, with median home values near $2.5M and average rents around $6,587/mo. That combination puts it in the notable tier for investor interest.
Are rents high in Rolling Hills Estates, CA?
Rents in Rolling Hills Estates, CA run near $6,587/mo. Compared with median home prices of $2.5M that produces solid gross yields for typical rentals.
Can owner-occupants cash flow in Rolling Hills Estates, CA?
Rolling Hills Estates, CA offers a tougher house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $6,587/mo rent level.
How much should I expect to pay for a home in Rolling Hills Estates, CA?
Typical homes in Rolling Hills Estates, CA go for around $2.5M. The 5-year CAGR of 0.0% steady price movement.
How high is vacancy risk in Rolling Hills Estates, CA?
Rolling Hills Estates, CA carries elevated vacancy risk. Expect even-keeled absorption at market rents of $6,587/mo.
You know 90274 now. You don’t know where it ranks.
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How 90274 ranks in Los Angeles-Long Beach-Anaheim, CA
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