Real Estate Investing in La Crescenta-Montrose, California (91020)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91020 (La Crescenta-Montrose, 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 30.4 — hard to cash-flow at these prices.
What’s happening in La Crescenta-Montrose, CA (91020)?
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Market Analysis: 91020 La Crescenta-Montrose
ZIP 91020 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.
The 91020 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader CA picture, 91020 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 91020 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 91020 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 Crescenta-Montrose:
Property Strategy for 91020
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $879,291 | $2,890 | 2.4% | +5.4% | $439,645 |
| 3BR | $1,021,877 | $3,660 | 2.6% | +3.5% | $340,626 |
| 4BR | $1,443,458 | $4,080 | 2.0% | +7.0% | $360,865 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91020 Compare?
| Metric | 91020 | La Crescenta-Montrose | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,007,558 | $1,129,765 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 3.1% | N/A | 5.7% |
| Avg Rent | $2,762 | $3,054 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
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 91020 (La Crescenta-Montrose, 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 | $1,007,558 |
| Monthly Rent | $2,762 |
| Price-to-Rent | 30.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | -9.1% ▼ |
| 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 91020
Population: 7,265
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 91020
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Dunsmore Elementary
La Canada Elementary
Palm Crest Elementary
Paradise Canyon Elementary
Abraham Lincoln 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 4,123 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in La Crescenta-Montrose, CA?
Median home price in La Crescenta-Montrose, CA is near $1.0M, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What real estate strategy is ideal for La Crescenta-Montrose, CA?
For La Crescenta-Montrose, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is La Crescenta-Montrose, CA good for landlords?
La Crescenta-Montrose, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Is La Crescenta-Montrose in CA worth investing in?
Our data puts La Crescenta-Montrose, CA at 3.0/5 for investability. Home prices of $1.0M and rents around $2,762/mo create a solid backdrop for investor activity.
What is the average monthly rent in La Crescenta-Montrose, CA?
Rent in La Crescenta-Montrose, CA is around $2,762/mo. The resulting rent-to-value relationship with $1.0M pricing is reasonable for most investor models.
You know 91020 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91020 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 91020 ranks in Los Angeles-Long Beach-Anaheim, CA
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