Real Estate Investing in Topanga, California (90290)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90290 (Topanga, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Topanga, CA (90290)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90290 Topanga
Put differently, ZIP 90290 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.4M median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 90290 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 90290'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 90290 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 90290 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 Topanga:
Property Strategy for 90290
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $945,283 | $3,130 | 2.4% | +2.4% | $945,283 |
| 2BR | $1,139,419 | $3,900 | 2.5% | +4.2% | $569,710 |
| 3BR | $1,476,726 | $4,950 | 2.4% | +6.2% | $492,242 |
| 4BR | $1,911,366 | $5,520 | 2.1% | +7.0% | $477,842 |
| 5BR | $2,570,260 | — | — | +7.6% | $514,052 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90290 Compare?
| Metric | 90290 | Topanga | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,447,047 | $1,447,047 | N/A | $761,003 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 5.7% |
| Avg Rent | $5,125 | $5,125 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 90290 (Topanga, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90290 (Topanga, 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 | $1,447,047 |
| Monthly Rent | $5,125 |
| Price-to-Rent | 23.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 90290
Population: 5,948
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 90290
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 11,330 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in Topanga, CA?
Average rent in Topanga, CA is approximately $5,125/mo per month. Against $1.4M home values that yields a reasonable rent-to-price ratio.
What is the smart move for investors in Topanga, CA?
In Topanga, CA the durable play is typically careful cash-flow rentals with hands-on management. The combination of $1.4M prices and $5,125/mo rents suits that approach.
What is the typical vacancy rate in Topanga, CA?
Occupancy in Topanga, CA runs measured with elevated vacancy. Well-priced units at $5,125/mo lease on reasonable timelines.
How landlord-friendly is Topanga, CA?
The landlord environment in Topanga, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How does Topanga, CA rate as a rental market?
Topanga, CA scores 3.0/5 for investability. Home values sit at $1.4M and rents near $5,125/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 90290 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90290 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 90290 ranks in Los Angeles-Long Beach-Anaheim, CA
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