Los Angeles · Property Intelligence
LA PROPERTY
Hedonic valuation and an error-correction forecast over open civic data — priced from the attributes, anchored to affordability, and mapped to every ZIP.
Los Angeles · valuation desk
Market command center
Two fitted models over open civic data: a hedonic that prices a home from its attributes, and an error-correction model that anchors price momentum to what local incomes and interest rates can sustain. Every number below traces to a public source.
Case-Shiller LA
442.0
Apr 2026 · −0.5% YoY
Median SFR
$960k
county, single-family
30-yr fixed
6.4%
Freddie Mac PMMS
Can afford median
12%
CAR HAI · LA County
Hedonic accuracy
±14%
out-of-sample, 16k sales
The long view · two decades on one chart
Growth of $100 in LA housing, indexed to 2005
A dollar of LA housing against US housing, the S&P 500 and the cost of living — banded by the US president, California governor and Fed chair, with the rate cycle, jobs and GDP stacked beneath. Pick a year range to zoom — more events appear the wider you go — and hover any marker for detail and a source.
Indexed growth · 2005 = 100
LA housing has doubled since 2005 — tracking the national market, beating inflation, a fraction of the S&P. The story is the volatility: LA fell nearly 40% in the 2008–2012 bust, deeper than the US, then more than doubled off the trough. The rate cycle stacked beneath explains most of it.
Where to look next
model
Forecast & IRR
A monthly error-correction model for price, and a levered cash-flow simulator on top of it. Pick a ZIP in the simulator and the forecast retunes to that ZIP's price level, income and horizon.
Projected · 24 mo
$0
Annualised
implied CAGR
P*
affordability anchor
Headroom
price vs P*
PITI / income
incl. Prop 13 tax + insurance
Transaction costs
The white line walks forward from today using momentum, rates and every slider below. The dashed grey line is the affordable price given the median household income, mortgage rate, property tax and insurance. When price sits above it the model pulls it back down. The green band is ±1 standard deviation — roughly two thirds of outcomes should land inside it.
What moves price next month
deal simulator
Levered return, itemised
Every cost is on the page. California has no separate real-estate transfer levy at the state level, but Prop 13 caps the assessed-value growth that drives the property tax line — so the tax stays anchored near the purchase price even as the modelled value climbs, which is the opposite of a fast-reassessing state.
Scenario & parameters
demand fundamentals
Can local pay keep up?
The affordability fundamental is only as strong as income. LA County's median household income has climbed steadily — but nowhere near fast enough to close the gap with price, which is the whole affordability story.
Median household income · LA County
Residents · LA County
A shrinking base
Resident population, LA County (FRED · Census). The county peaked near 10.1M in 2016 and has drifted to ~9.7M since — as cost pushed residents out, softening the demand side even while prices held.
New-build permits · City of LA
What the city is building
New-building permits issued per year (all Bldg-New), LA City permit records. 2026 is year-to-date through July.
A median LA household earns about $91k; qualifying for the median home takes roughly $240k. That 2.6× wedge is why only ~12% can buy, and why the error-correction model shows price sitting far above its affordability fundamental — a stretch that persists because reversion is slow.
buildable value
Where growth is allowed
LA's growth runs through OurLA 2040, executed by 34 Community Plans and the state-mandated Housing Element. For an investor, the levers are the RHNA allocation, ZIMAS parcel zoning, Measure ULA, and the state density-bonus laws that unlock housing on commercial and parking-zoned sites.
Where the Housing Element steers growth
RHNA 6th cycle
456k
units, city, 2021–2029
Community Plans
34
the Land Use Element
Measure ULA
4–5.5%
transfer tax, $5M+/$10M+
Permits 2024
19.8k
county · down from 26.6k
The development map
Where LA's buildable value concentrates: transit corridors that unlock density under the state laws, master-planned zones with by-right capacity, high-value submarkets exposed to Measure ULA, and the areas carrying the RHNA load. Tap a node for the instrument that governs it.
Pick up to 5 indicators that fit your strategy. The ZIPs that score best across all of them light up on the map below, ranked by their match.
Investment advisor · how it works
The advisor, explained
The advisor above the map is a multi-criteria screen: you name the factors that matter to your strategy, and it finds the ZIPs that rank well on all of them at once. It's a shortlist to investigate, not a verdict.
How the match is scored
For each indicator you select, every LA ZIP is percentile-ranked against all the others in that indicator's favorable direction (0 = worst in LA, 100 = best). Your match score is the average of those ranks across your selected indicators — so a 100 would mean a ZIP tops LA on every factor you chose.
- Higher is better — population growth, livability trend, rental yield, median income, price change, sales / liquidity.
- Lower is better — for-sale supply, pollution, crime, home price (affordable entry). These are inverted before ranking, so "low" scores high.
Only ZIPs with data for every selected indicator are ranked, so the comparison stays fair. The top 12 light up gold on the map — brightest for the top 3 — each with its rank and a click-through breakdown.
Reading it honestly
Ranks are relative — percentiles within LA, not absolute thresholds — so the advisor answers "which ZIPs are strongest in this market on your criteria," not "which clear a fixed bar." A high match in a weak field is still only best-of-LA.
Averaging can hide a soft spot, so every value in a ZIP's popup is colored — green strong, amber middling, orange weak — to expose any criterion a top-ranked ZIP is lagging on. And competing goals (high income and high yield usually pull apart) yield balanced compromises rather than winners on any single axis.
This is a shortlisting tool, not investment advice. Each indicator carries its own caveats — gross yield, LAPD-only crime, ZIP-level ACS sampling error, and so on — documented in its map layer and the Sources section, and the shortlist inherits every one of them.
Opportunity score · how it's built
The composite, explained
The Opportunity score layer grades each ZIP 0–100 by blending three signals into one. The idea: affluent, growing neighborhoods that aren't flooding the market with new supply are the strongest; poorer, shrinking areas absorbing heavy construction are the weakest.
Three factors, ranked then blended
Income and new-build intensity are turned into a percentile rank against every other LA ZIP — so a single extreme value (like a fire-rebuild permit spike) can't distort the result; only relative standing counts. Population growth is scored differently — see below.
- Median income — higher is better (↑) · ACS 2024
- Population growth — growing is better (↑); scored on an absolute scale (0% = neutral), not relative · ~2015→2024
- New-build intensity — lower is better (↓): heavy new supply signals less scarcity · permits per 10k residents
New-build is inverted (so low intensity scores high), the three factors are averaged with equal weight, and scaled to 0–100.
Why growth is absolute: LA County is shrinking overall, so ranking growth relative to other ZIPs would flatter a slowly-declining area. Anchoring to real gain/loss fixes that — and since prime should mean genuinely thriving, any ZIP losing residents is capped below the prime band.
The formula & the grades
+ rank(growth)
+ (1 − rank(new-build)) ]
Bands: 70–100 prime · 55–69 strong · 45–54 fair · 30–44 weak · 0–29 poor.
Covers 124 ZIPs — those with all three inputs. New-build permits are City of LA only, so independent cities (Santa Monica, Beverly Hills, etc.) aren't scored. Equal weighting is an editorial default. Every ZIP's popup lists its three inputs so the grade stays traceable.
Livability trend · how it's built
The livability trend, explained
Where the opportunity score rates a ZIP today, the Livability trend rates its direction — how much its social conditions have improved over roughly the last decade. Rising neighborhoods are the ones whose future isn't yet fully in the price; already-arrived ones (Palisades, Thousand Oaks) score low here precisely because they've nowhere left to climb.
Four domains, HPI-style
Modeled on the Healthy Places Index's domain structure, but built entirely from public Census/ACS data (no proprietary indices) and measured as the change between the ACS 2012–2016 estimate and ACS 2024:
- Economic — median-income growth (↑) + poverty reduction (↓)
- Education — gain in the share of adults 25+ with a bachelor's degree or higher (↑)
- Housing — change in the home-ownership rate (↑)
- Transportation — change in the transit + walking commute share (↑)
Each change is converted to a percentile rank versus every other LA ZIP (so the era's common inflation cancels out), and the four domains are averaged with equal weight — the way HPI averages its domains.
The formula & the reading
+ edu rank Δ(BA+)
+ housing rank Δ(own %)
+ transport rank Δ(transit+walk %) ]
50 is the typical LA pace. 70+ improving fast · 55–69 improving · 45–54 steady · 30–44 lagging · 0–29 declining.
Covers four of HPI's six domains, all as change over ~a decade. Full data sources, the two omitted domains, and the honest limits are laid out below.
Reading it honestly — data, coverage & limits
Data & vintage. Current values are the ACS 2024 5-year estimate (pulled from Census Reporter); the baseline is the ACS 2012–2016 5-year estimate (~2014 midpoint), so the index measures roughly a decade of change. The two vintages use slightly different ZIP-boundary definitions, so a handful of ZIPs carry a small boundary artifact — the same caveat as the population-growth layer. All inputs are public Census/ACS; nothing proprietary is embedded.
Only four of HPI's six domains. The two left out are environment (air quality, tree canopy) and social (civic engagement, voting): neither is in the ACS, and neither has a clean, free, per-ZIP measure over time. Environment could be added later from CalEnviroScreen (public-domain state data) — but only as a current level, not a trend, so it's kept out rather than mix the two.
The two added domains are noisier than the economic core. Housing is proxied by the home-ownership trend, so a booming area that added many rental apartments — Playa Vista is the clearest case — reads low even while thriving. And transit + walking commute shares fell across the region after COVID, so that domain is weak and slightly penalizes nearly everywhere. That is the deliberate trade-off: broadening toward HPI's coverage buys breadth at some cost to signal, and the income / education / poverty core remains the most reliable part.
What a high score means. A rising trend frequently coincides with gentrification — climbing income and education can accompany displacement of existing residents — so read it beside affordability and the planned-investment layers, not on its own. It flags neighborhoods on the way up (change that may not yet be in the price); it is not a verdict on whether a place is "good" to live in today.
| Instrument | What it does | Source |
|---|---|---|
| Plans | ||
| OurLA 2040General Plan | The citywide land-use, mobility and economic vision to 2040 — the frame every parcel sits inside. | planning.lacity.gov |
| 34 Community PlansLand Use Element | Neighborhood-level land-use maps: where residential, commercial and industrial use is permitted. | Community Plans |
| Housing ElementRHNA, 6th cycle | The 2021–2029 obligation and SCAG allocation driving rezoning capacity and expected growth. | Housing Element |
| Levers | ||
| ZIMASparcel zoning | Parcel-level zoning, overlays, and the ZI notes (ZI-2534/2535) flagging ministerial eligibility. | zimas.lacity.org |
| State density bonusAB 2011 · SB 6 · AB 2097 | Unlocks residential use on commercial and parking-zoned sites; cuts parking minimums near transit. | Housing policy |
| Cost | ||
| Measure ULAtransfer tax | 4% on sales over $5M, 5.5% over $10M in the City of LA — a real drag on high-end disposition value. | finance.lacity.gov |
long-range plan
The road to 2029 — and 2040
LA's forward plan runs on two clocks: the 8-year Housing Element cycle that must deliver 456,643 units by 2029, and OurLA 2040, the General Plan's twenty-year horizon. The city has done the hard part on paper — zoning the capacity — but capacity isn't construction, and at the current pace the target stays out of reach.
RHNA · 6th cycle
456,643
units · 2021–2029 · 5× prior
New zoning capacity
255,432
CHIP · adopted Feb 2025
At recent pace
~40%
of target by 2029
Plans updating
16 + 3
Community & neighborhood
GP horizon
2040
OurLA 2040
The roadmap
Milestones, adopted and ahead
RHNA 6th cycle opens. SCAG assigns LA City a 456,643-unit obligation for 2021–2029 — over five times the prior cycle's 82,002. The City Council adopts the 2021–2029 Housing Element ("Plan to House LA") in November.
HCD certifies the Housing Element. The state finds LA in full compliance — but the plan's own analysis shows existing zoning covers only ~230,900 units, a shortfall demanding a rezoning program for 255,432 units of new capacity by February 2025.
DTLA 2040 adopted; Regional Connector opens; Measure ULA takes effect. The Downtown Community Plan resets the city's densest core, Metro links three rail lines through downtown, and the transfer tax reshapes high-end economics.
CHIP adopted. The Citywide Housing Incentive Program delivers the 255,432-unit capacity through a revised Density Bonus, the Mixed-Income (MIIP) and Affordable Housing (AHIP) Incentive Programs — extending eligibility to commercial and parking zones — alongside Downtown and Hollywood plan updates.
Community Plan updates & transit. 16 Community Plans and 3 neighborhood plans are rezoned to fine-tune capacity locally; the D (Purple) Line extension reaches Westwood around 2027.
LA28 Olympics. The Games drive Metro's "Twenty-Eight by '28" transit push and a broad infrastructure and housing accelerant across the basin.
6th-cycle RHNA period closes. The 456,643-unit clock runs out; falling materially short risks the City's housing-element compliance and the state funding tied to it.
OurLA 2040. The General Plan's long-range vision — the frame every Community Plan, rezoning and transit line is ultimately steering toward.
Zoned vs built
The gap the plan has to close
Cumulative housing units. Target is the 456,643-unit obligation spread evenly across the 2021–2029 cycle; the pace line reflects LA's recent production of roughly 20,000 units a year, projected forward — indicative, not an official APR count.
The capacity is zoned
On paper, LA did the work. CHIP and its companion ordinances added 255,432 units of zoning capacity, concentrated on commercial, multifamily and parking-zoned land near transit and in higher-opportunity areas. It's the most consequential upzoning the city has passed in a generation.
The politics left a hole: single-family zones — 74% of the city's residential land — were largely exempted, which is why analysts question whether the paper capacity can become real homes.
But zoning isn't building
Capacity is permission; construction is a market decision. At roughly 20,000 units a year, LA tracks toward about 40% of the 456,643 goal by 2029 — the gap the chart above makes plain.
Independent reviews (UCLA Lewis Center; LA Times, Nov 2024) reach the same conclusion: the rezoning, as adopted, likely won't spur enough new housing. High rates, construction costs and the rate-lock freeze all bear down on the pace — the same forces the forecast model weighs.
Public investment · funding inflows
Where public money is flowing
Public capital reliably lifts nearby values before it lands, so the map now shows only planned and under-construction public projects — the un-priced-in upside. Anything already open (D Line Section 1, the LAX People Mover, the Lucas Museum) has been removed, along with the shelved Inglewood people mover. These 13 are mapped as diamonds on the Public investment layer; locations are indicative of the project or corridor.
| Project | Funding | Budget | Status | Source |
|---|---|---|---|---|
| Transit | ||||
| D Line subway — Sections 2–3Century City · Westwood/UCLA | Measure R/M + FTA | ~$6B | Under construction · ~2027 | metro.net ↗ |
| Sepulveda Transit CorridorVan Nuys ↔ Westwood (Sepulveda Pass) | Measure M + P3 + federal | $20–25B | Planning · LPA approved Jan 2026 | metro.net ↗ |
| East SFV Light RailVan Nuys Blvd · Panorama City–Sylmar | Measure M | ~$3.6B | Construction · rail ~2031 | metro.net ↗ |
| K Line — Torrance extensionSouth Bay · Redondo–Torrance | Measure R/M | $2–3B | Planning (postponed Jan 2026) | metro.net ↗ |
| River & parks | ||||
| Taylor Yard G2 River ParkCypress Park / Glassell Park | State Prop 68 + City | ~$500M vision | Phased construction | tayloryardriverprojects.lacity.gov ↗ |
| LA River Master Plan (county)51-mile river corridor | LA County + state + federal | $1B+ (multi-decade) | Approved 2022 · implementing | larivermasterplan.org ↗ |
| Lower LA River revitalizationVernon → Long Beach (SE LA) | Prop 1 / RMC grants | 155 projects | Grants ongoing | grants.ca.gov ↗ |
| LARiverWay — upper riverCanoga Park / West Valley | City + state | — | Segments in progress | lariver.lacity.gov ↗ |
| Cultural & civic | ||||
| Destination CrenshawCrenshaw Blvd / Leimert Park | City + state + private | ~$100M | Phased · opening | destinationcrenshaw.la ↗ |
| Exposition Park · LA28 coreExposition Park / South LA | Public-private (Olympics) | — | 2028 Games | la28.org ↗ |
| Grants & housing | ||||
| Watts Rising (TCC)Watts | State (Strategic Growth Council) | ~$35M | Implementation | sgc.ca.gov ↗ |
| Green Together (TCC) — PacoimaPacoima / NE San Fernando Valley | State (Strategic Growth Council) | ~$23M | Implementation | sgc.ca.gov ↗ |
| Prop HHH / Measure ULA housingCitywide (DTLA core) | City ($1.2B HHH + ULA) | $1.2B+ | Ongoing | housing.lacity.gov ↗ |
Sources: LA Metro, LA River Master Plan, CA Strategic Growth Council, LA Housing Dept. Per-project links are in the table above. Budgets are program estimates; several projects are in planning and subject to change.
Planned private development
Where private capital is building
Private megaprojects signal where developers are betting — jobs, residents and street life not yet in surrounding prices. All below are planned or under construction (one, Oceanwide Plaza, is stalled). A caveat: LA's private pipeline has slowed under high rates and Measure ULA, so ‘approved’ doesn't always mean building — read the status. Mapped as squares on the Planned private development layer.
| Project | Developer | Scale | Status |
|---|---|---|---|
| One Beverly HillsBeverly Hills | Cain International | $5B · 2 towers, 193 condos + hotel | Under construction |
| Television City 2050Fairfax / The Grove | Hackman Capital | ~$1.25B studio modernization | Approved |
| Crossroads HollywoodHollywood (Sunset) | Harridge Development | $1B · 960k sqft, hotel + apts + retail | Approved · site prep |
| Hollywood CenterHollywood (Vine / Capitol Records) | MCAF / Millennium | 4 towers · 1,005 units | Approved |
| Angels LandingDTLA · Bunker Hill | Angels Landing Partners | $1.2B · twin towers (854 ft) | Entitled · awaiting financing |
| Promenade 2035Warner Center · Woodland Hills | Unibail-Rodamco-Westfield | $1.5B · mixed-use + arena | Approved · phased |
| 670 MesquitDTLA · Arts District | V.E. Equities / BIG | Mixed-use campus (BIG-designed) | Approved |
| Baldwin Hills Crenshaw Plaza redoCrenshaw | Harridge / CIM | Mixed-use mall redevelopment | Planned |
| Oceanwide PlazaDTLA (S Park / arena) | Oceanwide Holdings | $1B · 3 towers | Stalled · unfinished |
| Jordan Downs redevelopmentWatts | BRIDGE Housing / HACLA | 1,400+ homes + retail (phased) | Under construction |
| Alo Yoga HQBeverly Hills | Alo Yoga | $90M new corporate HQ | Planned (2025) |
Sources: LA City Planning (EIRs), Urbanize LA / SkyscraperCenter. Locations indicative. Private projects frequently shift or stall; verify current status before acting.
Sources & further reading
supply side
Is LA building fast enough?
Short answer: no — and it got worse. County permits peaked at 26,600 in 2022 and fell to under 20,000 by 2024, against a 6th-cycle RHNA obligation of roughly 57,000 units a year citywide. The chronic supply deficit is a core reason the affordability stretch doesn't unwind.
Building permits · LA County, private units
The 30-year-fixed rate-lock effect compounds it: owners sitting on 3% mortgages won't sell into 6.4% ones, so existing supply stays frozen while new supply undershoots. Both channels keep inventory tight and prices sticky.
rates & credit
The rate cycle, 2016–2026
The 30-year fixed is the single strongest macro driver of LA price — it moves P* directly through the mortgage math. From a 2.65% pandemic trough to a 7%+ peak and back toward 6%, the swing reshaped what any income could finance. Consensus has it drifting sideways near 6% through 2028.
Pandemic trough
2.65%
Jan 2021
Cycle peak
7.8%
late 2023
Current
6.4%
mid-2026
2028 consensus
6.35%
Fannie · MBA · Freddie
Bank lending standards · outlook
Credit conditions into 2026
Banks' expected change in lending standards over 2026, by category (Fed SLOOS special questions, Jan 2026). Left = expect to ease, right = expect to tighten.
Standards 2026
Steady
unchanged for most; GSE mortgages easing
Loan demand 2026
↑ Stronger
expected across all categories
Construction lending
↓ Tighter
the one exception
The mortgage read
For conforming home loans, banks are holding standards steady with a slight easing bias — a modest net share eased GSE-eligible mortgage standards recently, and they expect no broad tightening in 2026. Combined with demand they expect to strengthen, credit availability is a gentle tailwind for buyers.
The cautions are narrower: a modest net share expect to tighten construction & land-development lending, and banks expect residential-mortgage credit quality to soften (rising delinquencies) over 2026 — a watch-item for the supply pipeline, not a demand-side crunch.
market intelligence
News by ZIP
Commercial, business and development news across Los Angeles County, sourced from reporting through mid-2026. Filter by ZIP to see what is happening in a specific area, or browse all.
Stories are sourced from Urbanize LA, LAist, CoStar, LA Times, Metro, the City of LA and other public reporting. The feed is a snapshot as of the build date — it is a starting point for due diligence, not a substitute for it. ZIP associations are approximate; a story may appear under multiple ZIPs when the project spans a corridor.
the formula & where the data lives
Method
Two models, both fit on real LA data. The hedonic prices a specific home from its attributes; the error-correction model explains where the whole market goes next.
1 · Hedonic — cross-sectional value
− 0.005·age + 0.007·(age/10)² − 0.024·coast
+ 0.044·(year − 2023) appreciation
Fit by OLS on ~16,000 arm's-length single-family sales (LA County Assessor, 2021–2024). Out-of-sample R² 0.77, median error ±14%. Living-area elasticity 0.54; each bathroom +8%; the coastal premium −2.3% per mile inland.
2 · Error-correction — where the market goes
+ β₂·Δrate rate shock (−)
+ β₃·pop + β₄·income demand (+)
− β₅·permits + β₆·tightness supply
− λ·(ln P₋₁ − ln P*) reversion to affordability
P* = L* / (1 − down), payment(L*) = target · income
What the LA data said
- Long-run pass-through 1.107 — price tracks the affordability fundamental nearly one-for-one over time.
- Momentum 0.86, dominant in the short run (partly Case-Shiller's smoothing).
- Reversion λ ≈ 0.016/quarter — significant (t −3.1) but slow.
- Cointegration only borderline (ADF −2.26) — replicating Gallin (2006): LA can trade above affordability for years.
Data sources
Case-Shiller LA FRED
LXXRSA · benchmark price, monthly to 1987
30-yr mortgage FRED
MORTGAGE30US · the rate channel
Median income Census
B19013 / FRED MHICA06037A052NCEN
Permits FRED
BPPRIV006037 · LA County supply flow
Affordability CAR
Traditional HAI, LA County — same P* math
Sales & parcels Assessor
LA County sales-parcels · hedonic training set
Practical read: the hedonic is a fast second opinion on one property (±14%); P* is a fair-value gravity and stretch flag, not a timing signal. Rebase any estimate to today with the Case-Shiller index. Neither is an appraisal.
provenance
Sources & data
Every figure in this portal traces to a public source, embedded as a dated snapshot. At runtime the portal makes no live API calls — it only loads map tiles, web fonts and the Chart.js / Leaflet libraries from a CDN. Below is each source, exactly what we take from it, and its limitations.
| Source | Data used | Limitations & reservations |
|---|---|---|
| Prices & market | ||
| Zillow Research | Home Value Index (ZHVI) monthly history + the 2015–2026 per-ZIP trend; Observed Rent Index (ZORI) for gross rental yield; for-sale inventory and sales count, all by ZIP. | Attribution to Zillow required; reuse is intended as non-commercial. ZHVI is a smoothed, seasonally-adjusted index — not recorded sale prices. Sales count covers ~203 ZIPs and ZORI rent ~252 (gated by rental/transaction volume, so some ZIPs are n/a). Yield is gross (rent ÷ price, before costs/vacancy). Latest values are May 2026. |
| FRED — St. Louis Fed | Case-Shiller LA & US home-price indices, 30-yr fixed mortgage rate, LA County median income, population, unemployment, CPI, the SLOOS bank-lending survey, and LA County private permits. | Public CSV, no key. County / metro / national only — never ZIP. Series lag 1–2 months; the SLOOS lending survey is quarterly. |
| Fannie Mae · MBA · Freddie Mac | 30-year mortgage-rate projections through 2028 (used in the rate forecast). | These are forecasts, not data; each is revised monthly, so they are shown as a range rather than a point. |
| C.A.R. (Calif. Assn. of Realtors) | Income needed to afford the median home (~$240k) and the share of households who can (~12%). | Point-in-time; reflects CAR's own methodology and rate/down-payment assumptions. |
| Redfin Data Center | Median sale price per square foot (PPSF) by ZIP, quarterly — the Median $/sqft map layer. | Attribution required. Quarterly (90-day rolling); coverage is 284 LA ZIPs. Reflects MLS-reported closed sales; off-market and new-construction-only sales may be underrepresented. |
| Demographics & economy — by ZIP | ||
| Census Reporter | ACS 2024 5-year by ZCTA: median household income, population, educational attainment, poverty, home-ownership, and commute mode. | Keyless, but serves only the newest ACS release (no history). It is a 5-year pooled estimate (2020–2024). ZCTA ≈ ZIP but not identical. ZIP-level sampling error is large, so year-to-year change is not reliable — only readings roughly a decade apart are. |
| Ro-Data Census Summaries | ACS 2012–2016 5-year (social, economic, housing and demographic profiles) — the ~2014 baseline behind every trend, growth and livability figure. | Fixed vintage (~2014 midpoint). Built on 2010 ZCTA boundaries versus 2020 today, so a few ZIPs carry a small boundary artifact. GitHub raw hosting is rate-limited. |
| Geography & base map | ||
| CalEnviroScreen 4.0 (OEHHA / CalEPA) | Pollution-burden percentile by census tract (ozone, PM2.5, diesel, traffic, cleanups, hazards…) — the standalone Environment map layer. | Public domain (no use restrictions). 2021 data on 2010 census tracts, mapped to ZIPs by population-weighted centroid — an approximation. Uses only Pollution Burden, not the full CES score (which mixes in socioeconomic factors). |
| US Census TIGER (via OpenDataDE) | ZCTA (ZIP) boundary polygons, simplified to ~12% with mapshaper for fast rendering. | 2010 ZCTA vintage; simplified geometry — not survey-exact. |
| OpenStreetMap | Interactive map base tiles. | CARTO tiles are blocked in the render sandbox, so OSM light tiles are used instead. |
| Building permits | ||
| LA City — Socrata open data | New-build permits (permit type Bldg-New), aggregated to a trailing 12 months per ZIP and by year. | City of LA only — about 124 of 284 ZIPs. Independent cities (Santa Monica, Beverly Hills, Culver City…) and unincorporated county are excluded. 2026 is year-to-date. |
| Public investment — curated | ||
| LA Metro | Planned transit projects (D Line, Sepulveda, East SFV, K Line): budgets, status, corridors. | Curated snapshot; budgets are program estimates; map locations are indicative of the corridor; timelines shift. |
| LA River Master Plan · Revitalization · Taylor Yard | River-restoration projects and corridors (county 51-mile plan, Taylor Yard, Lower LA River, LARiverWay). | Multi-decade programs; curated; indicative locations. |
| CA Strategic Growth Council · CA Grants Portal | Transformative Climate Communities awards (Watts Rising, Green Together) and Prop 1 Lower LA River grants. | Grant programs with ongoing rounds; amounts as awarded. |
| LA Housing Department | Prop HHH / Measure ULA affordable- & supportive-housing funding. | City program totals; site-level allocation varies over time. |
| Lucas Museum · Destination Crenshaw · LA28 (official sites) | Cultural-anchor projects near planned areas. | Curated; one (Lucas Museum) is privately funded; opening dates and statuses change. |
| Private development — curated | ||
| LA City Planning (EIRs) | Entitlement scope for planned private projects (Angels Landing, Television City, etc.). | Entitled or approved does not mean under construction. |
| Urbanize LA · SkyscraperCenter | Developer, scale and status for the planned-private pipeline. | Curated; private projects frequently shift or stall; 'approved' ≠ building; the pipeline has slowed under high rates + Measure ULA. |
| Schools | ||
| CAASPP (CA Dept of Education) | Smarter Balanced 2024–25 test results — % of students meeting or exceeding standard in English (ELA) and Math, all grades, per school. The school "rating" is the ELA+Math average. | A proficiency measure, not an official rank; small groups (<11) are suppressed. Reflects one year. It measures the tested students, not neighborhood children specifically. |
| CDE Public Schools Directory | School locations (latitude/longitude), names and level (elementary / middle / high) for active LA County public schools — the map markers. | Points are school locations, not attendance boundaries. Magnet, charter and choice schools enroll from wide areas, so a nearby high-scoring school is not a guarantee of eligibility — always verify the assigned school for an address. |
| Crime & safety | ||
| LAPD Crime Data (LA City Socrata) | Reported crime incidents (2024), geocoded and aggregated to a rate per 1,000 residents per ZIP for the Crime layer. | LAPD jurisdiction only (City of LA — ~108 ZIPs; independent cities and sheriff areas absent, so they show blank, not "safe"). The dataset ends Dec 2024 and is no longer updated. Downtown / commercial ZIPs read very high because few people live there while many are victimized there — a small-denominator artifact. Raw counts also track reporting rates, not true risk. |
| Derived — computed in-browser, no external call | ||
| Opportunity score · Livability trend · Population growth | Composite indices built live in the browser from the embedded public data above; formulas shown in each map methodology panel. | Percentile-ranked with equal-weight editorial choices; each panel lists its own caveats (e.g. gentrification, noisy housing/transit domains). |
| Hedonic price model · ECM forecast | Fitted price and forecast models; coefficients, R² and error bands are in the Method view. | Model estimates with uncertainty bands — not appraisals. |
Snapshots are current as of the dates noted (mostly 2024–2026) and will drift as sources update. This portal is decision-support, not an appraisal or investment advice — verify current figures with the primary source before acting. The composite indices (opportunity score, livability trend) reflect editorial weighting choices explained in their methodology panels, and the two omitted HPI domains (environment, social) are noted there.