Real Estate Investing in Inglewood, California (90305)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90305 (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.
- High price-to-rent: Price-to-rent ratio 26.2 — hard to cash-flow at these prices.
What’s happening in Inglewood, CA (90305)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90305 Inglewood
The 90305 ZIP in Inglewood, CA is a local-operator market. Outside capital chasing a $824K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $824K asset, 90305 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Inglewood have seen price recovery that 90305 has not matched. Los Angeles County data supports the view that the spread is structural rather than temporary.
The 90305 ZIP's population of 14,612 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 90305 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Inglewood:
Property Strategy for 90305
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $711,746 | $2,570 | 2.6% | +4.3% | $355,873 |
| 3BR | $827,671 | $3,260 | 2.8% | +4.3% | $275,890 |
| 4BR | $939,437 | $3,630 | 2.8% | +4.1% | $234,859 |
| 5BR | $1,069,588 | — | — | +4.4% | $213,918 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90305 Compare?
| Metric | 90305 | Inglewood | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $824,068 | $752,187 | N/A | $761,003 |
| 5-Year CAGR | 2.1% | 2.7% | N/A | 5.7% |
| Avg Rent | $2,624 | $2,572 | N/A | - |
| Cap Rate | 2.5% | 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 90305 (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 | $824,068 |
| Monthly Rent | $2,624 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 90305
Population: 14,612
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 90305
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Horace Mann UCLA Community
Morningside High
Fifty-Ninth Street Elementary
Boys Academic Leadership Academy
Bret Harte Preparatory Middle
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
What is the smart move for investors in Inglewood, CA?
In Inglewood, CA the solid play is typically careful cash-flow rentals with hands-on management. The combination of $824K prices and $2,624/mo rents suits that approach.
Are landlord laws favorable in Inglewood, CA?
Inglewood, CA operates under CA law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
What is the median home value in Inglewood, CA?
Expect median prices around $824K in Inglewood, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Can I house hack in Inglewood, CA?
Inglewood, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $824K price point reasonable to enter.
How strong is Inglewood, CA for real estate investors?
Inglewood, CA rates 3.0/5 for investability. With median values at $824K and rents near $2,624/mo, the market offers reasonable fundamentals for rental investors.
You know 90305 now. You don’t know where it ranks.
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How 90305 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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