Real Estate Investing in Inglewood, California (90304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90304 (Inglewood, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Inglewood, CA (90304)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90304 Inglewood
The 90304 ZIP covers a section of Inglewood that demands careful diligence. Prices near $754K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $754K asset, 90304 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 90304 and stronger Inglewood ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 90304 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 90304 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 Inglewood:
Property Strategy for 90304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $556,513 | $1,630 | 2.1% | — | $556,513 |
| 2BR | $650,961 | $2,070 | 2.3% | +4.2% | $325,480 |
| 3BR | $746,570 | $2,650 | 2.6% | +3.8% | $248,857 |
| 4BR | $865,486 | $2,920 | 2.4% | +3.0% | $216,371 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90304 Compare?
| Metric | 90304 | Inglewood | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $753,885 | $752,187 | N/A | $761,003 |
| 5-Year CAGR | 3.0% | 2.7% | N/A | 5.7% |
| Avg Rent | $2,967 | $2,572 | N/A | - |
| Cap Rate | 3.1% | 2.7% | - | - |
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 90304 (Inglewood, 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 | $753,885 |
| Monthly Rent | $2,967 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 90304
Population: 26,215
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 90304
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Morningside High
Katherine Johnson STEM Academy
Cimarron Avenue Elementary
WISH Academy High
Cowan Avenue Elementary
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 2,438 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Inglewood, CA stack up for property investment?
Inglewood, CA posts an investability rating of 3.0/5, with median home values near $754K and average rents around $2,967/mo. That combination puts it in the sturdy tier for investor interest.
What do landlords charge for rent in Inglewood, CA?
Expect rents around $2,967/mo per month in Inglewood, CA. With home values at $754K, the yield math works out to reasonable levels for rental investors.
What type of investing works in Inglewood, CA?
A careful cash-flow rentals with hands-on management strategy Inglewood, CA best. The market produces reliable results for that approach at the $754K price point.
Does house hacking work in Inglewood, CA?
House hacking in Inglewood, CA is reasonable to execute. Prices around $754K and rents of $2,967/mo solid owner-occupant economics.
How quickly do rentals get leased in Inglewood, CA?
Inglewood, CA carries elevated vacancy risk. Expect measured absorption at market rents of $2,967/mo.
You know 90304 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90304 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 90304 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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