ZIP code 90038 is a compact, mostly rental part of Hollywood that includes the Paramount Pictures studio lot on Melrose Avenue. About 27,400 people and more than 12,600 households lived here at the 2020 Census, in about one and a half square miles. Roughly 92 percent of occupied homes are rentals, so almost every owner is a landlord or holds a unit in a larger building. Some addresses use the West Hollywood name, so it is worth checking which city your property is in. EZ Casa Buyer talks with owners across 90038 about a possible direct sale.
Property situations we hear about in 90038
Common situations include:
- Apartment buildings and courtyard buildings with long-term tenants
- Small multi-unit buildings, such as duplexes and fourplexes
- Condominium units rented to tenants or held by heirs
- Mixed-use and small commercial buildings along Melrose and other main streets
- Inherited properties shared among several family members
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 studio next door
Paramount Pictures sits on a site of about 62 acres at Melrose Avenue and Van Ness Avenue, in this ZIP code. In 2016, the City reviewed a master plan for the lot that proposed up to about 1.9 million square feet of new space and removal of about 537,000 square feet of existing uses. Residents spoke at hearings about building height. City Planning lists a Paramount Pictures Specific Plan among the plans for the area. Ask LA City Planning how any specific plan applies to your parcel.
The Hollywood Community Plan
The Hollywood Community Plan guides development in much of the area. The City Council adopted an update on May 3, 2023, and implementing ordinances followed. The LA Conservancy reports that the final ordinances took effect on February 11, 2025. They include a Community Plan Implementation Overlay with supplemental rules and incentives for affordable housing. Because the update can change zoning, height, and density in parts of the area, ask LA City Planning how it applies to your parcel before you decide how to sell.
City or West Hollywood?
The 90038 ZIP code lists West Hollywood as an accepted city name, but West Hollywood is a separate city with its own planning department and rules. A property mailed to a West Hollywood address may be in either city. The County Assessor’s records or the Los Angeles City Planning lookup can show which city covers your parcel, and the answer decides which rent rules, permits, and zoning apply.
Rent rules and condominium documents
If your parcel is in the City of Los Angeles, the City’s Rent Stabilization Ordinance generally covers rental units in buildings first built on or before October 1, 1978. Many older apartment buildings here may qualify. 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.
If you own a condominium, your association’s documents matter too. Dues, special assessments, and any limits on renting your unit can affect a sale, so gather them before you talk with a buyer.
How a direct sale works
- Send us the address, the property type, its condition, and who occupies it.
- 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 building who wants wide market exposure and has time for preparation and negotiation. A rented apartment building and a mixed-use property raise different questions, so it makes sense to compare both routes for your own property.
Questions about selling in 90038
Is my property in Los Angeles or West Hollywood?
The Assessor or LA City Planning can confirm which city covers your parcel and which rules apply.
Which planning rules apply to my property?
LA City Planning can confirm the zoning and which plans or overlays apply to your address.
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 mixed-use or commercial building?
Yes. Commercial and investment properties are part of the conversation. Share the use, occupancy, and condition, and we will take a look.
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 90038 ZIP code, whether it is an apartment building, a mixed-use property, or an inherited home, 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.