Los Angeles, California · Los Angeles County

Foreclosed Homes in Los Angeles and Distressed Properties for Sale

By the time a Los Angeles foreclosure shows up on a listing site, dozens of investors are already bidding. Instead, ForeclosuresDaily.com puts you in touch with distressed owners earlier, while the property is still for sale privately and not listed on the MLS.

Pre-foreclosureProbate & pre-probateDivorceTax delinquentAbsentee owners

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Los Angeles, California distressed properties map by area and ZIP code
$965,000
Median listing price (down 3.4%)
29,611
Active listings in Los Angeles County
54 days
Average time on market
$3,185
Median rent (down 4.1%)

Market data: Realtor.com Los Angeles County housing market, October 2026. Zillow Home Value Index for Los Angeles County: $873,008 (up 0.5% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo

Realtor & Broker · eXp Realty

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Distressed real estate for sale

What is a distressed property?

A distressed property is a home whose owner is under pressure to sell. Usually, the cause is a life event, such as a missed mortgage payment, a death in the family, a divorce, unpaid property taxes, or repairs the owner cannot afford.

In Los Angeles, these owners matter more than ever. With a median listing price near $965,000, retail deals leave little room for profit. The discount comes from motivated sellers whose property is not publicly advertised for sale, is for sale privately, and is not listed on the Multiple Listing Service (MLS). As a result, there is less competition and room to negotiate wholesale pricing.

Los Angeles has about 12.9 million residents and sits in Los Angeles County, California. Also, the ZIP codes with the most homes for sale today are 90049, 90024, and 90011.

Los Angeles real estate investors finding off-market deals
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Shannon Thompson

Investor · Joe Homebuyer of Atlanta

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Step-by-step

How to find distressed properties in Los Angeles

Foreclosure listing sites show homes after the bank or auction is involved. Therefore, to find a deal first, work earlier in the timeline:

Pick your ZIP codes

Initially, start with a few Los Angeles ZIP codes where you know values and have cash buyers ready.

Choose lead types

Next, pick your leads, because probate, pre-foreclosure, divorce, code violation, and tax delinquency leads each signal a different reason to sell.

Use fresh data

Then use ForeclosuresDaily fresh leads, which are updated daily, so that you reach owners before other investors mail them.

Target your marketing

In addition, data targeting your marketing means mail, calls, and texts go only to owners with a real reason to sell.

Run the numbers

After that, estimate the after-repair value (ARV) from nearby sales, and then apply the 70% Rule.

Make a fair offer

Finally, solve the seller’s problem with a quick, as-is cash close, then wholesale or flip the property.

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Andrew Litchfield

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Los Angeles, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
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Anthony Coletti

Real estate investor

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Find a deal

ARV and the 70% Rule for Los Angeles flips

Real estate flippers and wholesalers use the after-repair value (ARV) to set their maximum offer. For example, the 70% Rule says to pay no more than 70% of ARV, minus repairs. As a result, that margin covers holding costs, closing costs, and profit for property flipping, or your assignment fee when you wholesale.

For instance, here is the math using the Los Angeles County median listing price as the ARV and an 8% repair budget.

70% Rule example

ARV$965,000
70% of ARV$675,500
Estimated repairs− $77,000
Maximum offer$598,500
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Jeremy Resmer

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Zip codes

Los Angeles ZIP codes to target

Each Los Angeles ZIP code has its own price point and pace. Next, choose a ZIP code from the menu to open its investing data, and then match the area to your strategy.

KoreatownZIP 90004$1,372,500Negotiate

90004 market snapshot

$1,372,500 ▼ 12.2%Median listing price
$715Price per sq ft
55 days ▼ 6.8%Days on market
$2,730 ▲ 7%Median rent
132 ▼ 2.5%Active listings
2.4%Gross rent yield

In addition, the Zillow Home Value Index is $1,386,434 (down 0.6% from a year earlier) as of August 2026.

Meanwhile, the median price is down 12.2% from a year earlier. As a result, softer pricing gives you room to negotiate with motivated sellers.

Max offer when the ARV equals the median price$1,372,500 × 70% − $110,000 repairs = $850,750 max offer

Also see the full 90004 market report on Realtor.com →Then view 90004 homes on Zillow →

Central-AlamedaZIP 90011$659,000Flip & wholesale

90011 market snapshot

$659,000 ▲ 6.3%Median listing price
$559Price per sq ft
44 days ▼ 12.8%Days on market
$2,500 ▼ 2.8%Median rent
155 ▲ 9.6%Active listings
4.6%Gross rent yield

In addition, the Zillow Home Value Index is $592,848 (up 0.7% from a year earlier) as of August 2026.

Homes sell faster here than anywhere else on the list. Meanwhile, the median price is up 6.3% from a year earlier, and inventory is up 9.6%. Therefore, lower prices keep your cash needs small for wholesale deals and light flips.

Max offer when the ARV equals the median price$659,000 × 70% − $53,000 repairs = $408,300 max offer

Also see the full 90011 market report on Realtor.com →Then view 90011 homes on Zillow →

WestlakeZIP 90017$578,000Negotiate

90017 market snapshot

$578,000 ▼ 3.4%Median listing price
$685Price per sq ft
87 days ▼ 16.4%Days on market
$2,570 ▼ 4.8%Median rent
109 ▲ 13.8%Active listings
5.3%Gross rent yield

In addition, the Zillow Home Value Index is $578,368 (down 4% from a year earlier) as of August 2026.

Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Meanwhile, the median price is down 3.4% from a year earlier, and inventory is up 13.8%. For this reason, sellers here are adjusting to slower demand, so offers below asking get a hearing.

Max offer when the ARV equals the median price$578,000 × 70% − $46,000 repairs = $358,600 max offer

Also see the full 90017 market report on Realtor.com →Then view 90017 homes on Zillow →

WestwoodZIP 90024$1,269,000Negotiate

90024 market snapshot

$1,269,000 ▼ 6.7%Median listing price
$764Price per sq ft
64 days ▲ 8.5%Days on market
$4,295 ▲ 0.6%Median rent
176 ▲ 1%Active listings
4.1%Gross rent yield

In addition, the Zillow Home Value Index is $1,328,923 (up 1.9% from a year earlier) as of August 2026.

Meanwhile, the median price is down 6.7% from a year earlier. Because of this, use the extra time on market to negotiate repairs into your price.

Max offer when the ARV equals the median price$1,269,000 × 70% − $102,000 repairs = $786,300 max offer

Also see the full 90024 market report on Realtor.com →Then view 90024 homes on Zillow →

Los FelizZIP 90027$1,609,000Negotiate

90027 market snapshot

$1,609,000 ▼ 34.6%Median listing price
$861Price per sq ft
49 days ▲ 2.8%Days on market
$2,775 ▼ 6.9%Median rent
123 ▼ 11.3%Active listings
2.1%Gross rent yield

In addition, the Zillow Home Value Index is $1,760,640 (up 3.9% from a year earlier) as of August 2026.

Meanwhile, the median price is down 34.6% from a year earlier, and inventory is down 11.3%.

Max offer when the ARV equals the median price$1,609,000 × 70% − $129,000 repairs = $997,300 max offer

Also see the full 90027 market report on Realtor.com →Then view 90027 homes on Zillow →

Montecito HeightsZIP 90032$810,000Negotiate

90032 market snapshot

$810,000 ▼ 5.8%Median listing price
$691Price per sq ft
54 days ▲ 11.8%Days on market
$2,825 ▲ 2.7%Median rent
150 ▲ 8.2%Active listings
4.2%Gross rent yield

In addition, the Zillow Home Value Index is $789,388 (down 0.5% from a year earlier) as of August 2026.

Meanwhile, the median price is down 5.8% from a year earlier, and inventory is up 8.2%.

Max offer when the ARV equals the median price$810,000 × 70% − $65,000 repairs = $502,000 max offer

Also see the full 90032 market report on Realtor.com →Then view 90032 homes on Zillow →

Pico-RobertsonZIP 90035$1,174,500Negotiate

90035 market snapshot

$1,174,500 ▼ 9.6%Median listing price
$683Price per sq ft
52 days ▼ 32.6%Days on market
$3,895 ▼ 1.4%Median rent
91 ▲ 25.3%Active listings
4.0%Gross rent yield

In addition, the Zillow Home Value Index is $1,590,281 (up 4.6% from a year earlier) as of August 2026.

Smallest inventory on the list, so an off-market lead faces little competition. Meanwhile, the median price is down 9.6% from a year earlier, and inventory is up 25.3%.

Max offer when the ARV equals the median price$1,174,500 × 70% − $94,000 repairs = $728,150 max offer

Also see the full 90035 market report on Realtor.com →Then view 90035 homes on Zillow →

Highland ParkZIP 90042$987,000Negotiate

90042 market snapshot

$987,000 ▼ 0.5%Median listing price
$712Price per sq ft
58 days ▲ 12.5%Days on market
$3,275 ▲ 11%Median rent
143 ▼ 7.8%Active listings
4.0%Gross rent yield

In addition, the Zillow Home Value Index is $957,087 (up 0.4% from a year earlier) as of August 2026.

Meanwhile, the median price is down 0.5% from a year earlier, and inventory is down 7.8%.

Max offer when the ARV equals the median price$987,000 × 70% − $79,000 repairs = $611,900 max offer

Also see the full 90042 market report on Realtor.com →Then view 90042 homes on Zillow →

WestchesterZIP 90045$1,750,000Negotiate

90045 market snapshot

$1,750,000 ▲ 3%Median listing price
$876Price per sq ft
51 days ▲ 12.8%Days on market
$3,114 ▲ 1.1%Median rent
106 ▼ 6.5%Active listings
2.1%Gross rent yield

In addition, the Zillow Home Value Index is $1,464,505 (up 1.9% from a year earlier) as of August 2026.

Meanwhile, the median price is up 3% from a year earlier, and inventory is down 6.5%.

Max offer when the ARV equals the median price$1,750,000 × 70% − $140,000 repairs = $1,085,000 max offer

Also see the full 90045 market report on Realtor.com →Then view 90045 homes on Zillow →

BrentwoodZIP 90049$3,899,000Flip

90049 market snapshot

$3,899,000 ▼ 2.6%Median listing price
$1,226Price per sq ft
65 days ▲ 4.3%Days on market
$6,500 ▲ 8.5%Median rent
254 ▼ 14.6%Active listings
2.0%Gross rent yield

In addition, the Zillow Home Value Index is $2,968,768 (up 6.4% from a year earlier) as of August 2026.

Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is down 2.6% from a year earlier, and inventory is down 14.6%. Consequently, higher resale values here reward a well-planned renovation.

Max offer when the ARV equals the median price$3,899,000 × 70% − $312,000 repairs = $2,417,300 max offer

Also see the full 90049 market report on Realtor.com →Then view 90049 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the 70% Rule example assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield

Probate investor · Los Angeles

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ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

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Phillip Warrick

Full-time investor since 2003

Full-time real estate investor since 2003, with over 20 years of experience.

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FAQ

Los Angeles foreclosure and distressed property questions

How do I find distressed properties for sale in Los Angeles?

Initially, start with public-record signals such as pre-foreclosure, probate, divorce, and tax delinquency. ForeclosuresDaily.com gathers these records daily, so that you can contact Los Angeles owners before the home is listed or sent to auction.

Where can I find foreclosed homes in Los Angeles?

Bank-owned and auction homes appear on sites like Realtor.com, Zillow, and Auction.com. However, off-market pre-foreclosure leads let you reach owners earlier, while they can still sell on their own terms.

Which ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 90017 (Westlake) at $578,000, 90011 (Central-Alameda) at $659,000, and 90032 (Montecito Heights) at $810,000, based on Realtor.com data from October 2026.

Where do homes sell fastest?

ZIP code 90011 has the shortest average time on market in this guide, at 44 days. As a result, fast markets reward investors who can reach owners before a home is listed.

How do I find distressed properties for wholesale profit?

First of all, focus on owners with equity and a reason to sell quickly. Then run the 70% Rule, and finally line up cash buyers before you sign a contract you plan to assign.

Get Los Angeles distressed property leads today

Fresh, targeted, off-market data for Koreatown, Central-Alameda, Westlake, and beyond.

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