Real Estate Investing in Pico Rivera, California (90660)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90660 (Pico Rivera, 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 28.2 — hard to cash-flow at these prices.
What’s happening in Pico Rivera, CA (90660)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90660 Pico Rivera
The 90660 ZIP in Pico Rivera, CA is a local-operator market. Outside capital chasing a $754K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $754K asset, 90660 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Pico Rivera have seen price recovery that 90660 has not matched. Los Angeles County data supports the view that the spread is structural rather than temporary.
Who lives in 90660 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 90660 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 Pico Rivera:
Property Strategy for 90660
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $668,153 | $2,490 | 2.7% | +6.6% | $334,077 |
| 3BR | $740,898 | $3,160 | 3.1% | +6.4% | $246,966 |
| 4BR | $799,708 | $3,520 | 3.2% | +6.1% | $199,927 |
| 5BR | $908,262 | — | — | +6.1% | $181,652 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90660 Compare?
| Metric | 90660 | Pico Rivera | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $753,707 | $753,707 | N/A | $761,003 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 5.7% |
| Avg Rent | $2,225 | $2,225 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 90660 (Pico Rivera, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90660 (Pico Rivera, 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 | $753,707 |
| Monthly Rent | $2,225 |
| Price-to-Rent | 28.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -5.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). 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 90660
Population: 60,821
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 90660
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
Investor Insight: With 32,004 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Pico Rivera, CA?
Rents in Pico Rivera, CA run near $2,225/mo. Compared with median home prices of $754K that produces solid gross yields for typical rentals.
What is the renter demographic in Pico Rivera, CA?
Expect a solid tenant pool in Pico Rivera, CA. The rental market absorbs $2,225/mo rents without meaningful friction.
Is Pico Rivera, CA a good place for real estate investing?
Pico Rivera, CA scores 3.0/5 for investability. Home values sit at $754K and rents near $2,225/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How high is vacancy risk in Pico Rivera, CA?
Pico Rivera, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How viable is house hacking in Pico Rivera, CA?
House hacking works a challenging in Pico Rivera, CA. Rents of $2,225/mo against $754K acquisition make the strategy solid for owner-occupants.
You know 90660 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90660 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 90660 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90660 (Pico Rivera)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90660 (Pico Rivera, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.