ZIP code 90023 sits east of the Los Angeles River and covers Boyle Heights, along with a section of the City of Commerce. About 46,000 people lived here at the 2020 Census, in a little over four square miles. Roughly three in four occupied homes are rentals, so many owners are landlords, and many others hold a family property passed down over the years. The rules that apply to your property depend on which side of the city line it sits on. EZ Casa Buyer talks with owners across 90023 about a possible direct sale.
Property situations we hear about in 90023
Common situations include:
- Inherited properties shared among several family members
- Older single-family homes that need repairs or updates
- Duplexes, fourplexes, and small apartment buildings with long-term tenants
- Mixed-use buildings and small commercial or industrial properties
- Properties with unpermitted work or open code-enforcement issues
Mentioning one of these does not guarantee an offer. You also do not need to finish repairs or clear tenants before you reach out.
A new plan for Boyle Heights
The City Council voted to adopt a new Boyle Heights Community Plan in 2023 and again in September 2024. The City’s planning site now says the plan became effective in August 2026, though another part of the same site still lists the 1998 plan as the current one. A City ordinance tied to the plan took effect on August 20, 2026. Because the pages disagree, ask LA City Planning or check ZIMAS to confirm the rules for your parcel.
The plan covers about six square miles and uses the City’s new zoning code. City Planning also describes a Community Plan Implementation Overlay, with features such as a Community Benefits Program for new housing, rules for how industrial and residential uses sit side by side, and room for small corner stores in some residential areas. Along the river, some industrial land can now allow housing. These changes can affect what a future owner may build or change, so the zoning on your parcel is worth knowing before you decide how to sell.
Rent rules and permits in the City of Los Angeles
For Boyle Heights parcels, the City’s Rent Stabilization Ordinance generally covers rental units in buildings first built on or before October 1, 1978. The Los Angeles Housing Department can confirm a building’s status, and a landlord-tenant attorney can explain how it affects a sale. Permits and code enforcement go through the Los Angeles Department of Building and Safety.
What if the property is in Commerce?
Commerce is a separate city with its own zoning code and its own Community Development Department. A property with a 90023 address can sit in either city, since ZIP lines do not follow city lines. The City of Commerce, not the City of Los Angeles, handles permits and zoning for properties inside its limits. If you are unsure, the County Assessor’s records or the Los Angeles City Planning lookup can show which city covers your parcel.
How a direct sale works
- Send us the address, the property type, its condition, and who lives there.
- We review the details and may ask for more information or a visit.
- If the property fits what we are able to consider, we may present an offer.
- You decide whether the terms work for you, on your own schedule.
An inquiry does not guarantee an offer, and you are never required to sell.
Direct sale or listing with an agent?
A direct sale can appeal to an owner who wants fewer showings, less preparation, or a timeline that fits tenants or a shared inheritance. Listing with an agent can appeal to an owner with a well-kept property who wants wide market exposure and has time for preparation and negotiation. A rented fourplex and an inherited family house raise different questions, so it makes sense to compare both routes for your own property.
Questions about selling in 90023
Is my property in Boyle Heights or in Commerce?
City Planning or the Assessor can confirm which city covers your parcel and which rules apply.
How do I find out my property’s zoning under the new plan?
LA City Planning can tell you the zoning for a Boyle Heights parcel, and a land use professional can explain what it means for a sale.
Can I ask about a building that still has tenants?
Yes. We are glad to discuss an occupied building without asking you to remove tenants first.
Can I ask about a property with unpermitted work?
Yes. You can describe the property as it stands. For permit and code questions, a licensed professional can advise you.
Can several heirs talk to you about an inherited property?
Yes. An attorney can confirm probate steps and who has authority to sell, and we can talk through the rest.
Do I have to accept an offer if I contact you?
No. Any offer we present is yours to accept or decline.
If you own a property in the 90023 ZIP code, whether it is a family home, a rental building, or an inherited property, we are glad to talk it through. Send the address, condition, occupancy, and the timing you have in mind, and we will let you know what a direct sale could look like.
Editor note: “many others hold a family property passed down over the years” and the “inherited family house” line are generic and not sourced to this ZIP. You may want to trim them.
EZ Casa Buyer also serves property owners in ZIP code 90024. Whether you are selling a condo, an inherited home, or a rental you no longer want to manage, our team can discuss an as-is purchase. Learn more about selling a property in 90024 and contact us to explore a possible cash offer and your preferred closing timeline.