Real Estate Investing in Whittier, California (90604)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90604 (Whittier, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 30.9 — hard to cash-flow at these prices.
What’s happening in Whittier, CA (90604)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90604 Whittier
ZIP 90604 in Whittier, CA carries a notable set of headwinds. Home values near $837K and rents of $2,259/mo sit inside a market where underwriting has to be tight.
The investment case in 90604 is solid only for operators who understand what they are buying. A $837K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 90604'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.
On the rental side, 39,378 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 90604 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 Whittier:
Property Strategy for 90604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $647,543 | $2,490 | 2.8% | +7.5% | $323,772 |
| 3BR | $793,690 | $3,160 | 2.9% | +6.5% | $264,563 |
| 4BR | $858,696 | $3,520 | 3.0% | +6.3% | $214,674 |
| 5BR | $985,363 | — | — | +6.1% | $197,073 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90604 Compare?
| Metric | 90604 | Whittier | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $837,244 | $836,586 | N/A | $761,003 |
| 5-Year CAGR | 4.6% | 4.2% | N/A | 5.7% |
| Avg Rent | $2,259 | $2,606 | N/A | - |
| Cap Rate | 2.1% | 2.4% | - | - |
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 90604 (Whittier, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90604 (Whittier, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $837,244 |
| Monthly Rent | $2,259 |
| Price-to-Rent | 30.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | -11.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). 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 90604
Population: 39,378
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 90604
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
Frequently Asked Questions
What are rental rates like in Whittier, CA?
Rental rates in Whittier, CA average $2,259/mo. Tenant demand and $837K home values make the yield look reasonable by investor standards.
Does house hacking work in Whittier, CA?
House hacking works a challenging in Whittier, CA. Rents of $2,259/mo against $837K acquisition make the strategy solid for owner-occupants.
Is real estate in Whittier, CA a good investment right now?
Whittier, CA scores 3.0/5 for investability. Home values sit at $837K and rents near $2,259/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Which real estate strategy fits Whittier, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Whittier, CA. The numbers - $837K homes against $2,259/mo rents - support that play.
What is the typical home price in Whittier, CA?
Homes in Whittier, CA typically sell near $837K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
You know 90604 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90604 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 90604 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90604 (Whittier)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90604 (Whittier, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.