Is it possible to live in a safe area around LA for $300k or less? (Los Angeles: renting, low crime)

[things and stuff]

Single family home with a yard, etc? If not, what's the minimum price range and which locations?

[disgruntled la native]

folks, what's so bad about renting?

[Mike121]

It really depends on your meaning of the word 'safe.' There are certainly many neighborhoods with $300k houses. And the crime rate in Los Angeles is the lowest it has been in a couple of decades.

Maybe for comparison you could provide a neighborhood or city that you consider to be safe, or give a definition of safe, and then your question could be answered.

[things and stuff]

Okay, for instance, the city I live in is a suburb of Baton Rouge, LA. It has 30k people and has had 3 murders in the past 5 years. Theft is a big deal when it happens and isn't a daily occurrence, but obviously it does happen from time to time.

We bought a 2100 sqft (older) house here for $200k on a half acre with a pool that is a 30 to 40 minute commute from my work in downtown BTR. There's an opportunity in the future for working in downtown LA but I'm just weighing the pros and cons.

[Mike121]

Originally Posted by things and stuff

Okay, for instance, the city I live in is a suburb of Baton Rouge, LA. It has 30k people and has had 3 murders in the past 5 years. Theft is a big deal when it happens and isn't a daily occurrence, but obviously it does happen from time to time.

We bought a 2100 sqft (older) house here for $200k on a half acre with a pool that is a 30 to 40 minute commute from my work in downtown BTR. There's an opportunity in the future for working in downtown LA but I'm just weighing the pros and cons.

For murder rate, that works out to 2 per 100,000 per year, which is good. The FBI statistics say that Los Angeles Police Department reports 8 murders per 100,000 per year. Baton Rouge runs 33 per 100,000.

For all violent crimes, LA runs about 600 per 100,000 per year. Baton Rouge runs about double that.

There are some neighborhoods that have crime rates that are about average for the Los Angeles as a whole that are in the $300k range. But you won't find a cheap neighborhood that is a safe as your suburban neighborhood.

[things and stuff]

Originally Posted by Mike121

For murder rate, that works out to 2 per 100,000 per year, which is good. The FBI statistics say that Los Angeles Police Department reports 8 murders per 100,000 per year. Baton Rouge runs 33 per 100,000.

That is not useful, as Baton Rouge is very segregated. There's an area in Baton Rouge that is "the hood" where 90% of all the murders occur. I do not live there. I assume Los Angeles has good areas and bad areas and is not homogenous. I mean, I've visited but that's different.

Originally Posted by Mike121

you won't find a cheap neighborhood that is a safe as your suburban neighborhood.

Thanks, I was under the impression that low crime areas with single family homes would cost more but you never know. Many cities have up-and-coming areas and older established suburban areas that are good deals.

[bhcompy]

Corona, Acton, etc. Long drive to LA

[JohnG72]

Depends if you need good schools and your aversion to living in neighborhoods with a latino majority.

Its very possible to get a 3bd/2ba 1300-1500sq ft house around or slightly under $300K in Whittier, West Covina, Lakewood, La Mirada, etc. All very safe neighborhoods. Most will need $10-20K in rehab(paint, flooring, landscaping, possibly windows) and will NOT likely be modern in decor.

Here are good examples of recent closed sales:

8807 STRUB Ave, Whittier, CA 90605 | MLS# M10104933

1213 East LARKWOOD St, West Covina, CA 91790 | MLS# F1842169

10408 BEACH St, Bellflower, CA 90706 | MLS# 10-486087

The sticking point on price often comes with commute and schools. I have yet to find a sold turnkey 3bd/2ba 1500sq ft home in an area zoned for a 7 or higher rated high school, and within 25 miles of downtown Los Angeles.

And I'll note that the caveats I listed generally are important NEEDS, not just wants(ie they can't be compromised for most buyers.

In general, disgruntled is right. Most people looking with the above requirements in LA probably should be renting.

[JerZ]

Originally Posted by things and stuff

Single family home with a yard, etc? If not, what's the minimum price range and which locations?

I have to tell you: no. Just...no. Not coming from outside the area, and not without knowing anyone. And not without a long search and a lot of luck and being in the right place at the right time. If all those things fall into place, then maybe. But not less than an hour and a half from the city.

Yes, such things do happen. Verrrrrrrrrrrrrrrrrrrrrrrrrrry rarely.

Please don't think you're going to move here and be able to be somewhere nice, safe and with a yard for $300K, anywhere near (and I mean ANYwhere near) LA proper.

You'll be looking at least $75K (if you're lucky) more than that to live a 1.5 hour commute from the city.

I don't mean to be a downer. But no, this situation doesn't exist for the vast majority of people. For the record, I do live here and my husband commutes, our house has not appreciated in several years and in fact depreciated even though we're in a pristine primo low-crime great-schools suburban area and I think our house was most recently assessed at...I can't remember. $390? We have about 1200 sq. ft.

[Lovehound]

I don't get this topic at all. You're describing my house! Nice neighborhood, safe, large back yard, around 1300 sqft, around that price range, all nicely fixed up and ready to move in, middle of the SFV west of the 405. I wish I could say more but I'm protective of my privacy and my anonymity.