Real Estate Investing in Los Angeles, California (91304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91304 (Los Angeles, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 35.3 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (91304)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91304 Los Angeles
ZIP 91304 inside Los Angeles County looks affordable on the surface — median value of $929K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 91304 can be a a viable market for hunting ground — but the discount at $929K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 91304 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 91304 ZIP's population of 53,794 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategy in 91304 is an operator game, not a passive one. From an investor standpoint, entry prices of $929K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 91304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $330,339 | $2,140 | 4.7% | +4.3% | $330,339 |
| 2BR | $438,902 | $2,670 | 4.4% | +4.1% | $219,451 |
| 3BR | $858,050 | $3,390 | 2.8% | +5.9% | $286,017 |
| 4BR | $1,057,268 | $3,770 | 2.6% | +6.1% | $264,317 |
| 5BR | $1,356,462 | — | — | +6.3% | $271,292 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91304 Compare?
| Metric | 91304 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $929,376 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 2.8% | 2.1% | N/A | 5.7% |
| Avg Rent | $2,193 | $3,041 | N/A | - |
| Cap Rate | 1.8% | 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 91304 (Los Angeles, 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 | $929,376 |
| Monthly Rent | $2,193 |
| Price-to-Rent | 35.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | -11.6% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | +0.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). 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 91304
Population: 53,794
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 91304
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Canoga Park Elementary
Hart Street Elementary
Owensmouth Continuation
Hamlin Charter Academy
Canoga Park Senior High
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 15,898 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Los Angeles, CA stack up for property investment?
With a 2.0/5 investability score, Los Angeles, CA ranks as a solid market for rental property investors. Median prices of $929K and rents of $2,193/mo drive the underlying numbers.
What are vacancy rates like in Los Angeles, CA?
Vacancy risk in Los Angeles, CA is elevated. That supports consistent cash flow for typical rental holds.
What is the typical rental rate in Los Angeles, CA?
Expect rents around $2,193/mo per month in Los Angeles, CA. With home values at $929K, the yield math works out to reasonable levels for rental investors.
What type of investing works in Los Angeles, CA?
In Los Angeles, CA the solid play is typically careful cash-flow rentals with hands-on management. The combination of $929K prices and $2,193/mo rents suits that approach.
How do landlord-tenant laws work in Los Angeles, CA?
The landlord environment in Los Angeles, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 91304 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91304 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 91304 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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