$595,795Average Value$483Average Price per Sq Ft25Homes For Sale
Investment in LA's core is bleeding into South Central
Ten miles south of downtown Los Angeles, Watts is a South Central neighborhood due for an upswing. "This could be considered a tougher area, but investment in the city's core is bleeding south, which is making a difference," says Dario Svidler, Partners CRE's executive vice president, who has almost $1 billion in career sales. Crime is higher than average in this densely packed neighborhood, but housing prices are a bargain by Southern California standards. "It's worth a second look," says Berkshire Hathaway Realtor Matias Masucci, who has over two decades of experience. "Watts is almost never presented in a positive light, and I think that's really unfair. A lot has changed since the 1965 riots." Despite its reputation, Masucci says his experience in the neighborhood has been a good one. "Personally, I've encountered mostly kindness and met families with deep roots in the community."
Housing inventory is mostly bungalows and ranch-style homes
The housing inventory in Watts is a mix of single-family homes and apartments in this renter-heavy neighborhood. “Despite being home to some very large public housing developments from the ’50s and ’60s, Watts has a diverse supply of single-family residences,” Masucci says. Homebuilding began around the start of the 20th century and really picked up by the 1940s. The median year built is around 1945, so expect street after street lined with cozy bungalows and classic midcentury ranch-style homes. Some more contemporary offerings have also been developed on infill lots over the last 10 to 20 years. Homes in the neighborhood are modestly sized, usually two- to four-bedroom houses between 1,000 to 2,000 square feet. Most home prices hit between $500,000 and $800,000.
Many homes in Watts have small front porches, offering a community-oriented feel.
Watts has a mix of older homes and newer constructions, reflecting neighborhood growth.
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Direct highway access with proximity to downtown Los Angeles and LAX
Watts has direct highway access — Interstate 105 makes up the neighborhood’s southern border, and Interstate 110 and Interstate 710 are within a few miles. Noise from trains and interstate traffic is an issue in some parts of the community. “The freeway here sits at a different elevation, and there is a natural hill barrier that provides some mitigation, but the train tracks run right through the neighborhood,” Svidler says. For commuters, downtown LA is only about 10 miles north via the 110, a drive that can take over an hour during unpredictable rush hours. For those who rely on public transportation, there are bus routes operated by LA Metro along several major thoroughfares, and the 103rd Street and Firestone A Line metro stations are within walking distance. The closest airport is Los Angeles International, about 12 miles away via the 105, and the nearest medical facility is Martin Luther King Jr. Community Hospital, just south of the neighborhood.
Crime is a concern in Watts. The neighborhood’s CAP Index Crime Score is 7 out of 10, compared to 4 nationally. Narrowed down to just violent crime, it’s even higher — 9 out of 10.
Film, fashion and music are celebrated at Jordan Senior High
Los Angeles Unified is a sold urban school district with a B-plus grade from Niche. Graded C-plus by Niche, Grape Street Elementary is one of several walkable community schools in and around the Watts neighborhood. Edwin Markham Middle School is graded C, while Jordan Senior High is graded C-plus. Jordan’s Visual and Performing Arts Magnet encourages students interested in film, music production, fashion and graphic design.
Jordan High School features a state-of-the-art STEM lab for students.
Edwin Markham Middle is graded C by Niche.
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Pastrami cheeseburgers and some of the best fried chicken in town
There are a few shopping and dining destinations in and around the Dr. Martin Luther King Jr. shopping center. There's a CVS and a Food 4 Less for stocking up on groceries and essentials. There are national chains like Popeyes, Little Caesars and Burger King. About a mile east, there are more options at Freedom Plaza. A site for well-known brands like Nike, the plaza hosts assorted events, including a harvest festival, winter tree lighting and summertime block party. Masucci recommends neighborhood eateries like Avalos, known for the birria tacos, and Watts Burgers, known for their pastrami cheeseburger. "Don't forget to stop by Lee's Market," he says. "It has some of the best fried chicken in town."
The pastrami cheeseburger is big at Watts Burgers.
The Dr. Martin Luther King Jr. Shopping Center at Watts is a community hub.
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Watts Towers attract over 40,000 visitors annually
An outstanding example of folk art, the Watts Towers is an architectural landmark with a steel core wrapped in wire mesh and covered with a tile, glass, shell, pottery and rock mosaic. The structure contained the largest reinforced concrete columns in the world when they were constructed in 1921, and today, 40,000 people visit the site annually. “It’s one of the major things the area is known for,” Masucci says. Part of Simon Rodia State Historic Park, the towers are accompanied by an arts center providing engaging programming, a community garden and a free summer arts camp. Serenity Park is a pocket park with a children’s play area, a skate park, outdoor fitness equipment and picnic tables under a pavilion.
Watts Towers attract over 40,000 visitors annually.
Simon Rodia State Historic Park features Rodia's intricate mosaic sculptures and towers.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Edison Echeverry,
an experienced agent in this neighborhood.
Parks in this Area
One Hundred Ninth Street Recreation Center
Baseball/Softball
Soccer
Playground
Colonel Leon H. Washington Park
Basketball
Bike Trails
Grills
Ted Watkins Memorial Park
Baseball/Softball
Basketball
Football
George Washington Carver Park
Baseball/Softball
Basketball
Football
Watts Serenity Park
Picnic Area
Playground
Simon Rodia State Historic Park
Trails
Transit
Airport
Los Angeles International
18 min drive
Subway
103Rd Street Station
Bus
Mona Blvd & 115th St (Southbound)
Bus
Gorman Ave & 103rd St (Southbound)
Bus
Compton & 113th
Bus
Central Ave & 114th St (Northbound)
Bus
103rd & Compton
Bus
Weignand Ave & 108th St (Northbound)
Bus
Wilmington Ave & Century Blvd (Southbound)
Crime and Safety
1 - Low Crime, 10 - High Crime
Watts
US
Homicide
9
4
Sexual Assault
7
4
Assault with Weapon
9
4
Robbery
9
4
Burglary
4
4
Motor Vehicle Theft
9
4
Larceny
3
4
Crime Score
7
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Watts, Los Angeles sell after 42 days on the market compared to the national average of 47 days. The average sale price for homes in Watts, Los Angeles over the last 12 months is $608,084, up 6% from the average home sale price over the previous 12 months.
Stunning Remodeled Home with Versatile Bonus Unit! Welcome to this beautiful mini-compound with a beautifully remodeled 3-bedroom, 2-bathroom front house spanning 1,746 sq. ft. PLUS a 660sf versatile rear unit with mini-split AC system in 3 rooms, great for guests, workspace or potential ADU. The house is built for large gatherings with multiple living spaces: a serene front living room and the
Discover 11114 Willowbrook Ave, Los Angeles, CA 90059 – a fantastic investment opportunity featuring three total units. The front unit is newly remodeled with new windows, flooring, kitchen, and bathroom, offering modern comfort in a 1 bed, 1 bath layout. The second unit also includes 1 bed, 1 bath, and the third unit features 2 beds and 1 bath. Ideal for rental income or multi-generational
Welcome to 10954 Wilmington Ave, a well-maintained, non-rent controlled duplex built in 2014. This newer construction property offers two spacious units, each featuring 3 bedrooms & 2 bathrooms. With a projected 7.32% CAP rate & GRM of 10.56, this property provides excellent income potential. Utilities are separately metered for water, and tenants pay for all their own utilities. Upper unit is
Johnny and David TeamKeller Williams Realty Los Feliz
Fantastic Investment Opportunity, Passive Income Potential! Well-maintained and competitively priced four-unit property in a rapidly growing community of Los Angeles. Conveniently located just minutes from Freedom Plaza on Alameda and down the street from the Metro Blue Line on Firestone Avenue. Ideal for investors seeking long-term growth and value. Perfect for cash buyers or savvy investors
Kalmia Rose Apartments is a brand new, energy-efficient community in the historic Watts neighborhood of Southern Los Angeles. Located just one block from from Freedom Plaza Mall, new transit stops, and Jordan Downs Recreation Center, Kalmia Rose is the newest hub for modern, convenient living in South LA.
Fully Renovated 2-Bedroom Lease in Prime South Los Angeles!Welcome to 9223 Compton Ave, Los Angeles, CA 90002 — a freshly renovated upper-level 2 bed, 1 bath unit that offers modern comfort and functional living. Step into a bright and open layout with brand-new wide-plank flooring, recessed lighting, and clean, updated finishes throughout.The kitchen has been completely redone with
Interested in learning more about homes in this area?
Reach out to
Edison Echeverry,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
40,006
Median Age
30
Population Density
30 ppl/acre
Population under 18
33%
Above the national average
23.8%
Population over 65
9.5%
Below the national average
19.1%
Finances
Median Household Income
$35,668
Significantly below the national average
$71,702
Average Household Income
$52,360
Education and Workforce
High School Graduates
53.9%
Significantly below the national average
89.1%
College Graduates
5.9%
Significantly below the national average
34.1%
Advanced Degrees
1.2%
% Population in Labor Force
58.7%
Weather
Annual Precipitation
13''
Average Winter Low Temperature
49°F
Average Summer High Temperature
77°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
65/ 100
Very Walkable
Walk Score®
70/ 100
Good Transit
Transit Score®
55/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
