Real Estate Investing in West Carson, California (90502)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90502 (West Carson, 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 West Carson, CA (90502)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90502 West Carson
ZIP 90502 inside Los Angeles County looks affordable on the surface — median value of $734K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $2,806/mo on a $734K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 90502 sits below the stated 0.0% once reality is priced in.
ZIP 90502'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.
A durable renter share of 31% in 90502 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 90502 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 West Carson:
Property Strategy for 90502
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $387,220 | $2,050 | 3.8% | +5.4% | $387,220 |
| 2BR | $518,829 | $2,560 | 3.6% | +4.3% | $259,414 |
| 3BR | $782,689 | $3,250 | 3.0% | +5.6% | $260,896 |
| 4BR | $891,453 | $3,610 | 2.9% | +5.4% | $222,863 |
| 5BR | $967,356 | — | — | +5.3% | $193,471 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90502 Compare?
| Metric | 90502 | West Carson | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $733,953 | $733,953 | N/A | $761,003 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 5.7% |
| Avg Rent | $2,806 | $2,806 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 90502 (West Carson, 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 | $733,953 |
| Monthly Rent | $2,806 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -12.5% ▼ |
| 3-Year CAGR | -2.9% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 90502
Population: 18,114
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 90502
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Humanities and Arts (HARTS) Academy of Los Angeles
Academy of Medical Arts at Carson High
Glenn Hammond Curtiss Middle
President Avenue Elementary
Andrew Carnegie 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 7,744 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in West Carson, CA?
Average rent in West Carson, CA is approximately $2,806/mo per month. Against $734K home values that yields a reasonable rent-to-price ratio.
Is West Carson, CA good for landlords?
West Carson, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Should investors consider West Carson, CA?
The 3.0/5 investability rating in West Carson, CA reflects its $734K prices and $2,806/mo rents. Investors generally consider it a solid option within CA.
Can owner-occupants cash flow in West Carson, CA?
West Carson, CA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,806/mo rent level.
Do rentals sit vacant long in West Carson, CA?
Rental vacancy in West Carson, CA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 90502 now. You don’t know where it ranks.
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How 90502 ranks in Los Angeles-Long Beach-Anaheim, CA
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