Real Estate Investing in Torrance, California (90504)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90504 (Torrance, 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 28.4 — hard to cash-flow at these prices.
What’s happening in Torrance, CA (90504)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90504 Torrance
ZIP 90504 inside Los Angeles County looks affordable on the surface — median value of $1.0M — but the discount exists for reasons that a careful buyer should understand before committing.
Turning to rents, the numbers look inviting — $1.0M purchase price, 0.0% nominal cap — the work to hit that pro forma in 90504 is substantial and deserves full respect.
Put differently, 90504 offers a low basis, the region around Torrance has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 90504 includes headwinds that any investor should price in. Income distribution skews lower than Torrance averages, and tenant stability requires active management.
The 90504 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Torrance:
Property Strategy for 90504
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $781,841 | $3,020 | 2.8% | +5.7% | $390,920 |
| 3BR | $960,144 | $3,830 | 2.9% | +5.8% | $320,048 |
| 4BR | $1,064,195 | $4,260 | 2.9% | +5.9% | $266,049 |
| 5BR | $1,197,792 | — | — | +6.1% | $239,558 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90504 Compare?
| Metric | 90504 | Torrance | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,005,781 | $941,434 | N/A | $761,003 |
| 5-Year CAGR | 4.1% | 4.2% | N/A | 5.7% |
| Avg Rent | $2,947 | $2,980 | N/A | - |
| Cap Rate | 2.3% | 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 90504 (Torrance, 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 | $1,005,781 |
| Monthly Rent | $2,947 |
| Price-to-Rent | 28.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +9.8% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). 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 90504
Population: 33,321
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 90504
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
One Hundred Fifty-Third Street Elementary
R. K. Lloyde High
Amestoy Elementary
Billy Mitchell Elementary
Chapman 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 9,417 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How deep is the rental pool in Torrance, CA?
Torrance, CA draws a reliable base of working renters. Demand at the $2,947/mo rent level is reasonable for standard single-family and small multi rentals.
How does Torrance, CA stack up for property investment?
The 3.0/5 investability rating in Torrance, CA reflects its $1.0M prices and $2,947/mo rents. Investors generally consider it a solid option within CA.
What does house hacking look like in Torrance, CA?
House hacking works a tougher in Torrance, CA. Rents of $2,947/mo against $1.0M acquisition make the strategy solid for owner-occupants.
Are eviction rules reasonable in Torrance, CA?
Rental owners in Torrance, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How much does a house cost in Torrance, CA?
The median home value in Torrance, CA is roughly $1.0M. That puts it reasonable relative to the CA statewide average.
You know 90504 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90504 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 90504 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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