At June 2026, Zillow ZORI for 91304 is $2,283 per month, down 0.17% from the same month a year earlier. ZORI is a ZIP-level typical observed asking-rent index blended across rental types, not a lease-level quote. That small decline sits beside a high income screen: this monthly index implies $91,320 in annual household income under a 30% screen, while the matched area’s reported median household income is $90,007. The screen is arithmetic only; it is neither advice nor an applicant qualification rule. The immediate tension is whether this softer asking-rent reading is simply a pause after earlier gains.
Backward-looking history gives a mixed answer. Exact same-month ZORI changes were -0.17% over one year, 1.19% annualized over three years, and 3.19% annualized over five years, so the recent direction breaks from the longer upward path rather than confirming it. History coverage is 100%, supporting a complete observed series for this calculation. Annualized monthly-return variability of 3.28% means a single current ZORI reading deserves measured confidence rather than an assumption of a smooth path; the largest observed peak-to-trough decline was 2.95%. Transparent national discovery ranks among history-eligible ZIPs were 2,270 for momentum, 2,019 for stability, and 2,530 for the balanced measure, where lower ranks are higher. These are retrospective measurements, not forecasts or investment recommendations.
Measurement differences matter before treating the rent figures as contradictory. The five-digit label 91304 is both Zillow’s ZIP market identifier and a matched Census ZCTA; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In the ACS 2024 five-year survey, median gross rent was $1,954. That survey covers occupied renter homes and includes selected utilities, unlike Zillow’s asking-rent index. The current ZORI is 16.84% above that gross-rent median, a difference that can reflect source universe, timing, rental mix, and utility treatment rather than a verified change in any one home’s rent.
A bedroom-oriented view should be treated as a model, not as a set of observed ZIP rents. Scaling ZIP ZORI through the local HUD bedroom ladder produces modelled monthly estimates of $1,632 for a studio, $1,831 for one bedroom, $2,283 for two bedrooms, $2,896 for three bedrooms, and $3,225 for four bedrooms. These are modelled estimates, never measured bedroom rents. The local HUD two-bedroom standard is $2,980, but HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent. It can organize the relative bedroom ladder without making it a substitute for listing-level rental evidence.
ACS burden and housing-stock data add another constraint to the income screen. Of 9,020 occupied renter homes in the matched ZCTA, 5,614 were in households reporting gross-rent burden of 30% or more, or 62.24%. That aggregate does not prove that any particular renter, building, or available unit is burdened. The ZCTA had 18,807 housing units and 613 vacant units, a 3.26% vacancy rate; renters represented 49.58% of occupied homes. Its stock includes both single-family and large multifamily structures. These figures describe an area-wide survey profile, not the availability, condition, rent concession, or tenant experience of a specific property.
Wider geographies provide direction but not substitutes for ZIP evidence: Los Angeles city context had a Zillow rent level of $2,773, Los Angeles County context had $2,808, and the Los Angeles-Long Beach-Anaheim, CA metro context had $2,927. Each is above the ZIP asking-rent index, yet each is a broader city, county, or metro comparison rather than a local rental comp set. The ZIP’s lower index can be read alongside its cooling one-year history and relatively high burden share, but the separate source universes prevent a claim that any broader-area figure determines a local lease outcome.
Redfin’s direct rolling-three-month ZIP resale observation presents a different, for-sale-market tension. Median sold price was $999,774, down 0.52% year over year; 79 homes sold with a median 36 days on market. Inventory was 89 homes and months of supply stood at 3.4. The average sale-to-list ratio was 100.38%, while 37.7% of sales closed above list price. The slight sale-price decrease confirms that the resale data are not uniformly strengthening, which aligns with the cooling rent signal, but above-list execution challenges a simple weak-market interpretation. Annualized ZIP ZORI divided by median sold price is 2.74%, solely a cross-source screening ratio, not a cap rate, net return, expected return, or property yield.
The available evidence supports comparison and verification, not property-level conclusions. A unit review should check current same-bedroom asking listings, lease term, included utilities, concessions, move-in timing, and whether the rental falls within the relevant delivery geography rather than assuming ZCTA and USPS ZIP boundaries coincide. It should also distinguish actual listing rents from the HUD-scaled bedroom estimates. For a resale review, verify property type, condition, lot and building characteristics, list-price history, transaction date, and comparable sold records within Redfin’s stated ZIP resale universe. Neither the area vacancy figure nor the burden share establishes conditions for a particular home or applicant.
","findings":[{"body":"Zillow ZORI was $2,283 in June 2026 and declined 0.17% from the same month a year earlier. That contrasts with annualized exact same-month gains of 1.19% over three years and 3.19% over five years. The recent reading is therefore a break from the longer path, not confirmation of it. History is backward-looking and should not be converted into a forecast.","title":"Recent cooling interrupts a longer rent rise"},{"body":"The current ZIP asking-rent index is 16.84% above the ACS median gross rent of $1,954. These metrics answer different questions: ZORI is a typical asking-rent index across rental types, while ACS is a five-year survey of occupied renter homes that includes selected utilities. The gap is useful for source awareness but does not establish the rent of a newly listed or currently occupied unit.","title":"Asking rent exceeds the ZCTA gross-rent benchmark"},{"body":"The arithmetic income needed for the ZORI under a 30% screen is $91,320, close to the matched ZCTA median household income of $90,007. Separately, ACS reports 62.24% of renter households as paying 30% or more of income toward gross rent. Neither statistic is a qualification rule or proof about an individual household, but together they identify an affordability tension worth validating at the lease level.","title":"Area-wide burden is high beside the income screen"},{"body":"Redfin’s direct ZIP resale observation shows a $999,774 median sold price, down 0.52% year over year, alongside 79 sales, 3.4 months of supply, a 100.38% average sale-to-list ratio, and 37.7% of sales above list price. The price movement is consistent with some cooling, while execution signals remain firm. These are for-sale observations, not rental transactions or property-level operating economics.","title":"Resale signals are mixed rather than uniformly weak"}],"risks":["ZORI combines observed asking rents across rental types, so it may not match the bedroom count, utility treatment, lease term, condition, or concession structure of a specific available home.","ACS gross-rent, renter-burden, income, vacancy, and housing-stock figures are matched-ZCTA five-year survey estimates, not current property records and not proof of conditions for an individual renter or unit.","HUD FMR/SAFMR values are administrative bedroom standards. The ZIP bedroom figures are modelled by scaling ZORI with that ladder and should not be used as measured bedroom-rent comparables.","Redfin resale metrics describe sales activity in a rolling ZIP for-sale window. They cannot establish rental demand, tenant affordability, operating costs, financing terms, or economics for a particular property."],"qa":[{"a":"The screen annualizes the current Zillow asking-rent index and applies a fixed 30% share of income. It is a mechanical comparison against the ACS median household income, not evidence that a typical household pays the indexed asking rent, qualifies for a lease, or has the same household composition and utility obligations.","q":"Why is the ZORI income screen above the reported median household income?"},{"a":"ACS median gross rent is a five-year survey measure for occupied renter homes and includes selected utilities. Zillow ZORI is a current ZIP-level typical observed asking-rent index blended across rental types. Different timing, surveyed households, listed inventory, rental mix, and utility treatment make a difference expected rather than automatically contradictory.","q":"Why does ACS median gross rent differ from Zillow ZORI?"},{"a":"No. The studio-through-four-bedroom figures are modelled estimates created by scaling the ZIP ZORI using the local HUD bedroom ladder. HUD FMR/SAFMR is an administrative standard rather than asking-rent evidence. Actual unit rents should be checked through contemporaneous listings with matched bedroom count, terms, utilities, and condition.","q":"Are the bedroom estimates actual observed rents in 91304?"},{"a":"It is annualized ZIP ZORI divided by Redfin’s median ZIP sold price, combining a rental asking-rent index with a for-sale median price. It is useful only as a cross-source screening ratio. It excludes expenses, vacancy at a property, taxes, financing, condition, and transaction-specific details, so it is not a cap rate or return measure.","q":"What does the 2.74% rent-price screen mean?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR 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