ZIP code 90033 is the western part of Boyle Heights, just across the river from Downtown Los Angeles. The 2020 Census counted about 46,100 people and more than 13,100 households in a little over three square miles. Four in five occupied homes, about 82 percent, are rentals, so most owners here are landlords. The housing is old: the LA Conservancy says about 89 percent of the units in Boyle Heights as a whole were built before 1978. EZ Casa Buyer talks with owners across 90033 about a possible direct sale.
Property situations we hear about in 90033
Common situations include:
- Older duplexes, fourplexes, and bungalow courts with long-term tenants
- Small apartment buildings that need repairs or updates
- Older single-family homes that need repairs or updates
- Small commercial and mixed-use buildings along the main streets
- 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.
Old buildings and historic resources
Boyle Heights has several historic sites and districts. The Breed Street Shul, at 247 North Breed Street, opened in 1923 and became a Los Angeles Historic-Cultural Monument in 1988, and it was added to the National Register of Historic Places in 2001. The LA Conservancy also names the Brooklyn Avenue corridor, the Stone Street and Boyle Avenue residential historic districts, and the Wyvernwood Garden Apartments in its comments on the new community plan.
If your property is old, ask LA City Planning or the Office of Historic Resources whether it has any historic status. That status can shape what a future owner may change or tear down.
What the new community plan changes
The Boyle Heights Community Plan, which the City Council adopted in 2024, covers about six square miles. City Planning says it uses the City’s new zoning code and sets up a Community Plan Implementation Overlay. It lets a limited number of corner stores operate in residential areas, and it adds a Community Benefits Program that would require most new housing to include affordable and family-sized units. City Planning’s own pages disagree on when it took effect, with one saying August 2026 and another still listing the 1998 plan as current. Ask City Planning or check ZIMAS to confirm which rules apply to your parcel.
Rent rules and permits
Because so much of the housing predates 1978, the City’s Rent Stabilization Ordinance may cover many buildings here. It generally applies to 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.
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 bungalow court and a family home raise different questions, so it makes sense to compare both routes for your own property.
Questions about selling in 90033
Does my property have historic status?
LA City Planning and the Office of Historic Resources can tell you whether your address is a designated resource or sits in a historic district.
Does EZ Casa Buyer consider properties in Boyle Heights?
Yes. Share the address and details, and we will review whether the property fits what we are able to consider.
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 90033 ZIP code, whether it is a rental building, a family home, 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.