West Adams, Los Angeles, CA—90016
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — West Adams, Los Angeles, CA
As of Oct '25, the median home price in West Adams, Los Angeles, CA is $912,000, with a year-over-year change of -4.3%. This indicates that home prices in West Adams, Los Angeles, CA are decreasing. According to Zillow, the 1-year price projection is -0.1%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $912,000 | -4.3% |
| Single Family | $979,000 | -5.1% |
| Condos | $533,000 | -5.8% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $570,000 | -3.1% |
2 Bed | $773,000 | -3.9% |
3 Bed | $1,019,000 | -5.0% |
4 Bed | $1,148,000 | -5.1% |
| 5 Bed | $1,339,000 | -5.4% |
% of Housing Stock
Rental Trends — West Adams, Los Angeles, CA
As of July '25, Rentcast reports the average rent in West Adams, Los Angeles, CA is $3,180, with a year-over-year rent change of -12.6%. Per bedroom, the median rent as of July '25 in West Adams, Los Angeles, CA is studios: $1,910, 1-bedrooms: $2,110, 2-bedrooms: $2,870, 3-bedrooms: $4,250, 4-bedrooms: $4,770. The most common rental property sizes in West Adams, Los Angeles, CA are 2-bedroom and 1-bedroom, accounting for 42.5% and 38.1% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,850 | $3,180 |
| Studio Rent | $1,890 | $1,910 |
| 1 Bed Rent | $2,100 | $2,110 |
| 2 Bed Rent | $2,760 | $2,870 |
| 3 Bed Rent | $3,920 | $4,250 |
| 4 Bed Rent | $4,500 | $4,770 |
% of Rental Stock
Property Listings — West Adams, Los Angeles, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in West Adams, Los Angeles, CA is 52. This is a increase of 26.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 26.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $1,000,000 | -11.0% |
Listing Count | 86 | 34.0% |
| Listings as % of Homes | 0.3% | 34.0% |
Days on Market | 52 | 26.0% |
Demographics — West Adams, Los Angeles, CA
As of the latest ACS Survey released in 2023, West Adams, Los Angeles, CA has a population of 46,100, which has remained stable by -1.0% over the past 5 years. West Adams, Los Angeles, CA is a moderately popular place for families, as children make up 20.1% of the population. The area has a moderately educated workforce, with 31.9% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 13.8% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 46,100 | -1.0% |
% Under 18 | 20.1% | -7.8% |
% Seniors | 12.9% | 12.2% |
% WFH | 13.8% | 206.7% |
% w/ College Degree | 31.9% | 34.0% |
As of the latest ACS Survey released in 2023, West Adams, Los Angeles, CA is a predominantly hispanic area, with 51.6% of the population identifying as hispanic. The hispanic population has shrunk by 3.0% in the last 5 years. The second most common race or ethnicity in West Adams, Los Angeles, CA is black, making up 28.1% of the population. Foreign-born residents account for 30.3% of the population in West Adams, Los Angeles, CA, and this percentage has decreased by 6.2% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 12.1% | 33.0% |
% Black | 28.1% | -7.9% |
% Hispanic | 51.6% | -3.0% |
% Asian | 4.1% | -16.3% |
% Foreign Born | 30.3% | -6.2% |
Mortgage and Risk — West Adams, Los Angeles, CA
According to HUD data as of 2023, there were 268 mortgage originations in West Adams, Los Angeles, CA, of which 90.0% of loans were conventional mortgages. The average loan-to-value was 48.0%, with 7.0% above 90% LTV (normal). This implies small mortgage risk in West Adams, Los Angeles, CA. Investor activity is low, as 10.0% of loans were by investors. 22.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 268 |
% Conventional Loans | 90.0% |
% Government Loans | 10.0% |
% Investor Loans | 10.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 22.0% |
Loan Activity
Rentals and Section 8 — West Adams, Los Angeles, CA
As of 2024, the percent of homes in West Adams, Los Angeles, CA under the Section 8 program is 16.0%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In West Adams, Los Angeles, CA, none of the tracked home sizes currently have HUD payment amounts above market rent, suggesting limited Section 8 opportunity.
Section 8 Market Size
Total Units under HUD | 1,841 |
Total Units Section 8 | 1,837 |
% Rentals under Section 8 | 16.0% |
% Occupied Section 8 | 83.7% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$210 | $2,100 | $1,890 |
| 2 Bedroom | -$380 | $2,760 | $2,380 |
| 3 Bedroom | -$900 | $3,920 | $3,020 |
| 4 Bedroom | -$1,150 | $4,500 | $3,350 |
Affordability — West Adams, Los Angeles, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 13.2 |
| Median Home Price | $912,000 |
| Median Household Income | $71,100 |