Real Estate Investing in La Crescenta-Montrose, California (91214)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91214 (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 31.2 — hard to cash-flow at these prices.
What’s happening in La Crescenta-Montrose, CA (91214)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91214 La Crescenta-Montrose
Not every below-median market is a bargain. La Crescenta-Montrose's 91214 ZIP stands at signals that favor experienced operators who can absorb the risk $1.3M pricing implies.
The investment case in 91214 is robust only for operators who understand what they are buying. A $1.3M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 91214 sits on the difficult end of the CA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
In practical terms, 31,707 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.
Strategy in 91214 is an operator game, not a passive one. In practical terms, entry prices of $1.3M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in La Crescenta-Montrose:
Property Strategy for 91214
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $569,762 | $2,690 | 3.4% | +5.3% | $569,762 |
| 2BR | $948,430 | $3,350 | 2.5% | +5.3% | $474,215 |
| 3BR | $1,226,174 | $4,250 | 2.5% | +5.9% | $408,725 |
| 4BR | $1,532,721 | $4,730 | 2.2% | +6.3% | $383,180 |
| 5BR | $1,856,648 | — | — | +6.1% | $371,330 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91214 Compare?
| Metric | 91214 | La Crescenta-Montrose | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,251,972 | $1,129,765 | N/A | $761,003 |
| 5-Year CAGR | 3.8% | 3.1% | N/A | 5.7% |
| Avg Rent | $3,346 | $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 91214 (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 | $1,251,972 |
| Monthly Rent | $3,346 |
| Price-to-Rent | 31.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -10.9% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 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 91214
Population: 31,707
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 91214
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 4,123 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which real estate strategy fits La Crescenta-Montrose, CA?
The best-fit strategy in La Crescenta-Montrose, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong is tenant demand in La Crescenta-Montrose, CA?
Working renters make up the core of the La Crescenta-Montrose, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the median home value in La Crescenta-Montrose, CA?
Expect median prices around $1.3M in La Crescenta-Montrose, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Can I house hack in La Crescenta-Montrose, CA?
La Crescenta-Montrose, CA is a a tougher market for house hackers. FHA or conventional owner-occupant buyers find the $1.3M price point reasonable to enter.
Is CA a landlord-friendly state?
The landlord environment in La Crescenta-Montrose, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 91214 now. You don’t know where it ranks.
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How 91214 ranks in Los Angeles-Long Beach-Anaheim, CA
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