Real Estate Investing in La Mirada, California (90638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90638 (La Mirada, 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.
What’s happening in La Mirada, CA (90638)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90638 La Mirada
ZIP 90638 inside Los Angeles County looks affordable on the surface — median value of $891K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 90638 can be a a solid fit for hunting ground — but the discount at $891K reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 90638 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 90638 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 90638 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 La Mirada:
Property Strategy for 90638
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $428,808 | $2,390 | 4.0% | +6.7% | $428,808 |
| 2BR | $600,411 | $2,980 | 3.6% | +6.3% | $300,206 |
| 3BR | $840,016 | $3,780 | 3.2% | +6.3% | $280,005 |
| 4BR | $913,916 | $4,210 | 3.3% | +6.6% | $228,479 |
| 5BR | $1,124,968 | — | — | +7.4% | $224,994 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90638 Compare?
| Metric | 90638 | La Mirada | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $891,459 | $445,729 | N/A | $761,003 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 5.7% |
| Avg Rent | $3,357 | $3,357 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 90638 (La Mirada, 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 | $891,459 |
| Monthly Rent | $3,357 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | +15.7% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 90638
Population: 45,714
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 90638
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
Is La Mirada, CA good for landlords?
For rental operators, La Mirada, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What is the smart move for investors in La Mirada, CA?
Most investors in La Mirada, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How strong are rents in La Mirada, CA?
Investors in La Mirada, CA typically see rents near $3,357/mo per month against $891K home values - a solid setup for rental cash flow.
Is La Mirada, CA a good market for buy-and-hold investors?
Investors tracking La Mirada, CA will find a 3.0/5 rating supported by $891K median home values and $3,357/mo rents. That profile suits long-term holders targeting measured returns.
Is housing expensive in La Mirada, CA?
La Mirada, CA home values average about $891K. That price point suits investors targeting rentals with $3,357/mo in monthly income.
You know 90638 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90638 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 90638 ranks in Los Angeles-Long Beach-Anaheim, CA
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