Real Estate Investing in Los Angeles, California (91606)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 91606 (Los Angeles, 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 26.8 — hard to cash-flow at these prices.
What’s happening in Los Angeles, CA (91606)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 91606 Los Angeles
Not every below-median market is a bargain. Los Angeles's 91606 ZIP records signals that favor experienced operators who can absorb the risk $877K pricing implies.
For an experienced owner, 91606 can be a a strong candidate for hunting ground — but the discount at $877K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Los Angeles have seen price recovery that 91606 has not matched. Los Angeles County data supports the view that the spread is structural rather than temporary.
The 91606 ZIP's population of 43,202 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The 91606 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Los Angeles:
Property Strategy for 91606
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $456,629 | $2,040 | 3.2% | +2.7% | $456,629 |
| 2BR | $760,809 | $2,540 | 2.4% | +6.8% | $380,404 |
| 3BR | $885,389 | $3,220 | 2.6% | +5.5% | $295,130 |
| 4BR | $1,001,021 | $3,590 | 2.6% | +5.4% | $250,255 |
| 5BR | $1,125,388 | — | — | +5.3% | $225,078 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 91606 Compare?
| Metric | 91606 | Los Angeles | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $876,862 | $1,025,392 | N/A | $761,003 |
| 5-Year CAGR | 3.2% | 2.1% | N/A | 5.7% |
| Avg Rent | $2,723 | $3,041 | N/A | - |
| Cap Rate | 2.4% | 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 91606 (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 | $876,862 |
| Monthly Rent | $2,723 |
| Price-to-Rent | 26.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -5.9% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | +1.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 91606
Population: 43,202
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 91606
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
Charles Leroy Lowman Special Ed and Career Transition Center
Arminta Street 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 rental occupancy rate in Los Angeles, CA?
Occupancy in Los Angeles, CA runs consistent with elevated vacancy. Well-priced units at $2,723/mo lease on reasonable timelines.
Is housing expensive in Los Angeles, CA?
Los Angeles, CA home values average about $877K. That price point suits investors targeting rentals with $2,723/mo in monthly income.
Does Los Angeles, CA make sense for an investment property?
With a 3.0/5 investability score, Los Angeles, CA ranks as a solid market for rental property investors. Median prices of $877K and rents of $2,723/mo drive the underlying numbers.
Which investment style suits Los Angeles, CA?
A careful cash-flow rentals with hands-on management strategy Los Angeles, CA best. The market produces steady results for that approach at the $877K price point.
How much do tenants pay in Los Angeles, CA?
Rent in Los Angeles, CA is around $2,723/mo. The resulting rent-to-value relationship with $877K pricing is reasonable for most investor models.
You know 91606 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 91606 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 91606 ranks in Los Angeles-Long Beach-Anaheim, CA
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