Real Estate Investing in Los Angeles, California (91604)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91604 (Los Angeles, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
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.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 42.1 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (91604)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91604 Los Angeles
This part of Los Angeles County is not an easy win. The 91604 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.7M asset, 91604 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Los Angeles have seen price recovery that 91604 has not matched. Los Angeles County data supports the view that the spread is structural rather than temporary.
Resident income in 91604 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 91604 is an operator game, not a passive one. Put differently, entry prices of $1.7M 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 91604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $588,605 | $2,810 | 3.4% | +1.3% | $588,605 |
| 2BR | $884,004 | $3,500 | 2.9% | +2.6% | $442,002 |
| 3BR | $1,659,824 | $4,440 | 1.9% | +5.6% | $553,275 |
| 4BR | $2,384,593 | $4,940 | 1.5% | +5.3% | $596,148 |
| 5BR | $3,215,323 | — | — | +4.5% | $643,065 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91604 Compare?
| Metric | 91604 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,705,569 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 3.3% | 2.1% | N/A | 5.7% |
| Avg Rent | $3,377 | $3,041 | N/A | - |
| Cap Rate | 1.5% | 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 91604 (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 | $1,705,569 |
| Monthly Rent | $3,377 |
| Price-to-Rent | 42.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.5% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.5%). 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 91604
Population: 32,118
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 91604
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Berenece Carlson Home Hospital
East Valley Senior High
Hawthorne Elementary
Laurel Elementary
Burbank Boulevard 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 9,974 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical renter like in Los Angeles, CA?
The tenant pool in Los Angeles, CA is solid, supported by local employment and population fundamentals. Rents of $3,377/mo are well-absorbed by the market.
What kind of market is Los Angeles, CA for investors?
The 2.0/5 investability rating in Los Angeles, CA reflects its $1.7M prices and $3,377/mo rents. Investors generally consider it a solid option within CA.
How quickly do rentals get leased in Los Angeles, CA?
Occupancy in Los Angeles, CA runs measured with elevated vacancy. Well-priced units at $3,377/mo lease on reasonable timelines.
Are landlord laws favorable in Los Angeles, CA?
CA law tenant-protective for landlords, and Los Angeles inherits those rules. Investors should still review local ordinances for rental licensing.
What investment strategy works best in Los Angeles, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Los Angeles, CA. The numbers - $1.7M homes against $3,377/mo rents - support that play.
You know 91604 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91604 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 91604 ranks in Los Angeles-Long Beach-Anaheim, CA
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