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Westchester

Los Angeles, CA

Neighborhood Market Analysis

Q3 2025 Report
$1,489,372 (as of May 2025)
Median Home Price
55–65 (car-dependent, but walkable pockets near Loyola Village and local retail)
Walkability Score
Generally above LAUSD average; Kentwood and Open Magnet are well-rated and sought after.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Sepulveda Blvd to the east, Playa Vista and Playa del Rey to the west, Manchester Ave to the north, and Imperial Hwy/LAX to the south.

Zip Codes

90045

Market Data Summary

Price RangeMost homes range from $1.1M to $2.2M depending on size, lot, and updates.
Price per Sq FtApprox. $780–$850/sq ft (mid-2025)
Inventory Levels39 homes for sale in June 2025, down 2.5% MoM[3].

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesCondos (limited supply)

Architectural Styles

Mid-century ranchTraditionalContemporary remodelsSpanish Revival

Property Details

Typical Lot Sizes5,000–8,000 sq ft for single-family homes; some larger lots near Loyola Village.
Home Age RangeMost built 1940s–1960s, with significant remodels and new construction in the past 10–15 years.
Construction QualityGenerally solid; many homes updated or expanded, but some original homes may need modernization.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a mix of families, professionals, and long-term residents. Increasing number of tech and aerospace employees due to proximity to Playa Vista and LAX.

Community Vibe

Suburban, quiet, and neighborly. Strong sense of community, active neighborhood associations.

Typical Residents

  • Families
  • Young professionals
  • Retirees
  • Aerospace/tech workers

Family Friendly

Very family-oriented; popular with buyers seeking good schools, parks, and a suburban feel within LA.

Amenities & Lifestyle

Parks & Recreation

  • • Westchester Park (sports fields, pool, playground)
  • • LMU campus green spaces
  • • Playa del Rey beach (short drive)

Dining Options

  • • Truxton's American Bistro
  • • Ayara Thai Cuisine
  • • The Ramen Joint
  • • Local taquerias

Shopping Centers

  • • Westchester Village
  • • Howard Hughes Center (nearby)
  • • Playa Vista Runway (short drive)

Local Businesses

  • • Coffee shops (Cafe Solar, The Coffee Company)
  • • Boutique fitness studios
  • • Local markets

Education & Schools

Generally above LAUSD average; Kentwood and Open Magnet are well-rated and sought after.
Overall School Rating

Elementary Schools

  • • Kentwood Elementary
  • • Open Magnet Charter

Middle Schools

  • • Westchester Enriched Sciences Magnets

High Schools

  • • Westchester Enriched Sciences Magnets

Private Schools

  • • St. Anastasia Catholic School
  • • Visitation School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Metro bus lines along Sepulveda and Manchester
  • • Proximity to Metro K Line (Aviation/LAX station)

Major Roads

  • • Sepulveda Blvd
  • • Manchester Ave
  • • Lincoln Blvd
  • • 405 Freeway

Commute & Walkability

Commute Times15–25 min to Santa Monica, 30–40 min to Downtown LA, 5–10 min to LAX.
WalkabilityModerate; car needed for most errands, but some walkable retail clusters.
ParkingAmple street and driveway parking for most single-family homes; some congestion near LMU and LAX.

Marketing Intelligence

Target Buyer Types

  • Move-up buyers
  • Young families
  • Tech/aerospace professionals
  • LMU faculty/staff

Key Selling Points

  • Suburban feel in LA
  • Access to top schools
  • Proximity to tech hubs and airport
  • Parks and recreation

Pricing Considerations

Price competitively; buyers expect value and are negotiating more in 2025. Homes in turnkey condition command premium.

Common Objections & Response Strategies

Objection: Airplane noise from LAX

Response Strategy:

Show homes with upgraded windows/soundproofing; highlight quieter streets and proximity to airport for frequent travelers.

Objection: Older home systems or dated interiors

Response Strategy:

Emphasize recent upgrades, provide cost estimates for modernization, or offer credits for improvements.

Objection: Car-dependent location

Response Strategy:

Highlight walkable pockets, proximity to Playa Vista, and easy freeway/airport access.

Investment Insights

Investment Potential

Appreciation Potential

Moderate; steady long-term growth, but short-term softening possible in 2025–2026[4].

Rental Demand

Strong, especially for LMU students, airport/tech workers, and families seeking good schools.

Buyer Competition

Moderate; homes move quickly but less overbidding than in 2021–2022. Buyers have more negotiation power than last year[3].

Best For

  • Families
  • Long-term owner-occupants
  • Investors seeking stable rental income

Potential Concerns

  • Airplane noise
  • Older homes needing updates
  • Rising insurance costs

Professional Recommendations

1

Educate buyers about airplane noise and mitigation strategies.

2

Price homes realistically—buyers are negotiating more in 2025.

3

Highlight school quality, community feel, and access to tech/airport jobs.

4

Stage homes to maximize light and showcase outdoor living.

5

Target marketing to families, tech professionals, and LMU affiliates.

6

Monitor inventory closely; act quickly when desirable homes hit the market.

Competitive Analysis

Comparable Markets

  • Playa Vista
  • Culver City
  • Marina del Rey
  • Palms/Mar Vista

Market Positioning

Ideal for buyers seeking suburban space and schools with Westside access.

Competitive Advantages

  • Lower price per sq ft than Playa Vista/Marina del Rey
  • Larger lots and more single-family homes
  • Better school options than some Westside areas

Price Comparison

Westchester is more affordable than Playa Vista/Marina del Rey, but pricier than Palms or parts of Culver City.

Investment Metrics

3.5%–4.2% for single-family rentals (mid-2025)
Cap Rates
Gross yields 4%–5% for well-located homes near LMU or Playa Vista.
Rental Yields
Approx. 22–25 (reflects strong owner-occupant demand, but solid rental market)
Price-to-Rent
Neutral to modestly positive for updated homes; best for long-term hold.
Cash Flow
Flat to -1% through mid-2026, then expected to resume moderate growth.
Appreciation

Buyer Journey Insights

First-Time Buyers

Challenging due to high prices, but possible with creative financing or targeting smaller homes/condos.

Move-Up Buyers

Strong fit; many buyers moving from condos or smaller homes in Westside or South Bay.

Downsizers

Some appeal, especially for those seeking single-story homes or proximity to family.

Investors

Attractive for stable rental income, especially near LMU or for corporate/relocation rentals.

Relocators

Popular for those moving to LA for tech, aerospace, or airport-related jobs.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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