Highland Park

Los Angeles, CA

Neighborhood Market Analysis

Q3 2025 Report

$950,000–$1,050,000 (mid-2025)

Median Home Price

74 (Very walkable; higher along York Blvd and Figueroa St corridors)

Walkability Score

Public schools have improved in recent years, with some elementary options rated 6–7/10. Still, many families consider charters or private schools for middle/high school.

School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Pasadena to the north, Eagle Rock to the west, Mount Washington to the south, and South Pasadena to the east. Major thoroughfares include Figueroa Street, York Boulevard, and Avenue 50.

Zip Codes

90042

Market Data Summary

Price Range$800,000–$1.4M for most single-family homes; condos/townhomes from $650,000+

Price per Sq Ft$750–$900/sq ft (varies by property condition and location)

Inventory LevelsTight but improving; more listings than last year, but still below historic norms. Sellers have moderate leverage, especially for move-in-ready homes.[1][3]

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesDuplexesSmall-lot subdivisionsCondominiums (limited inventory)

Architectural Styles

CraftsmanSpanish RevivalMid-century modernVictorianContemporary infill

Property Details

Typical Lot Sizes3,000–7,000 sq ft (single-family); some larger lots on hillside streets

Home Age Range1900s–1930s (historic core); 1950s–1970s (mid-century infill); 2010s–2020s (new construction/ADUs)

Construction QualityMix of well-preserved historic homes, tastefully renovated properties, and some dated/teardown candidates. Newer construction and ADUs are generally high quality.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a mix of long-time residents, young professionals, artists, and families. Median age ~36. Significant Latinx population alongside growing influx of younger buyers and renters.

Community Vibe

Eclectic, creative, and community-oriented. Strong neighborhood pride, active local organizations, and a vibrant arts/music scene.

Typical Residents

Young professionals
Creative industry workers
Families with young children
Long-term homeowners

Family Friendly

Increasingly attractive to families due to improved schools, parks, and community amenities.

Amenities & Lifestyle

Parks & Recreation

• Arroyo Seco Park
• Hermon Park
• Sycamore Grove Park
• Debs Park (nearby hiking)

Dining Options

• Hip cafes (Cafe de Leche, Civil Coffee)
• Trendy taquerias and Mexican restaurants
• Vegan/vegetarian spots
• Craft breweries and gastropubs

Shopping Centers

• York Boulevard retail corridor
• Figueroa Street shops
• Occidental Plaza (small local center)

Local Businesses

• Record stores
• Boutique shops
• Vintage clothing stores
• Art galleries
• Coffee roasters

Education & Schools

Public schools have improved in recent years, with some elementary options rated 6–7/10. Still, many families consider charters or private schools for middle/high school.

Overall School Rating

Elementary Schools

• Avenue 54 Elementary
• Aldama Elementary
• Monte Vista Street Elementary

Middle Schools

• Benjamin Franklin Middle School

High Schools

• Benjamin Franklin High School

Private Schools

• St. Ignatius School
• Academia Avance Charter

Transportation & Accessibility

Transit & Roads

Public Transit

• Metro Gold Line (Highland Park Station)
• Metro bus lines 81, 83, 256

Major Roads

• Figueroa Street
• York Boulevard
• Avenue 50
• Arroyo Seco Parkway (110 Freeway)

Commute & Walkability

Commute Times15–25 minutes to Downtown LA (car or Metro); 20–30 minutes to Pasadena; 35–45 minutes to Santa Monica (off-peak)

WalkabilityHigh along main corridors; moderate in hillside areas.

ParkingStreet parking can be challenging near York/Figueroa retail zones; most single-family homes have driveways or garages.

Marketing Intelligence

Target Buyer Types

Millennial and Gen Z buyers
Creative professionals
Move-up buyers from Silver Lake/Echo Park
Investors seeking ADU/rental income

Key Selling Points

Vibrant local dining and arts scene
Historic architecture
Access to Metro Gold Line
Strong community vibe

Pricing Considerations

Homes priced at or just below market value attract multiple offers; overpricing leads to longer DOM and price reductions.

Common Objections & Response Strategies

Objection: Affordability concerns for first-time buyers

Response Strategy:

Highlight creative financing, ADU/rental income potential, and lower long-term costs compared to renting.

Objection: School quality for families

Response Strategy:

Point to improving test scores, active parent groups, and proximity to top charter/private options.

Objection: Parking and congestion near York/Figueroa

Response Strategy:

Emphasize off-street parking, walkability, and alternative transit options.

Objection: Older home maintenance issues

Response Strategy:

Showcase recent renovations, pre-inspections, and available home warranties.

Investment Insights

Investment Potential

Appreciation Potential

Strong long-term appreciation due to ongoing gentrification, proximity to DTLA and Pasadena, and limited developable land. Price growth has slowed but remains positive.[1][3]

Rental Demand

Very high, especially for renovated homes and ADUs. Many investors target duplexes and properties with rental potential.

Buyer Competition

Still robust for move-in-ready and historic homes; softer for dated or overpriced listings.[4]

Best For

Young professionals seeking urban amenities
Families wanting walkable neighborhoods
Investors targeting rental income

Potential Concerns

Affordability for first-time buyers
Rising property taxes
Competition from cash buyers

Professional Recommendations

Educate buyers on fast-paced market and importance of pre-approval.

Leverage local market stats and recent sales to set realistic expectations.

Stage homes to highlight historic charm and modern upgrades.

Network with local businesses and community groups for off-market leads.

Monitor upcoming developments and policy changes impacting rentals and zoning.

Competitive Analysis

Comparable Markets

Eagle Rock
Silver Lake
Mt. Washington
Glassell Park

Market Positioning

Trendy, accessible, and community-driven alternative to pricier Eastside neighborhoods.

Competitive Advantages

Lower median price than Silver Lake/Echo Park
Stronger walkability and retail scene than Mt. Washington
More historic inventory than Glassell Park

Price Comparison

~10–15% lower median price than Silver Lake; similar to Eagle Rock but with faster turnover.

Investment Metrics

3.5–4.5% for single-family rentals; up to 5% for duplexes/ADUs

Cap Rates

Gross yields 4–5% (higher for ADU properties)

Rental Yields

~21–23 (reflects strong appreciation but moderate cash flow)

Price-to-Rent

Positive for well-priced duplexes/ADUs; break-even or slightly negative for single-family homes at current prices.

Cash Flow

3–5% annual appreciation projected over next 3 years, barring major economic shifts.

Appreciation

Buyer Journey Insights

First-Time Buyers

Face affordability challenges but benefit from creative financing and ADU/rental offset strategies. Need education on competitive bidding and renovation costs.