Neighborhood
Hillcrest at Porter Ranch
Los Angeles, California US
Hillcrest at Porter Ranch, Los Angeles, California has a value-oriented investment profile, with prices about 15% below Los Angeles and 4% below California, a gross yield of 4.4, and prices down 4.1% over the past year. The neighborhood combines low walkability of 13 with an education percentile of 8. The main risk signal is a Red Flag score of 68, while the strongest relative feature is its pricing versus the city and state.
AI Summary•Updated May 2026
Area
0.17 mi²
ZIP Code
91326
County
Los Angeles County
State
California
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$1,274,622
YoY-4.1%
Gross Rental Yield
4.4%
Listed rent · ZORI annualized
Red Flag Index
High
68 / 100
Walkability Score
13
OpenStreetMap POI density · national percentile
Education Score
8 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
40
DistrictScore attractiveness · national model
Hillcrest at Porter Ranch Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Hillcrest at Porter Ranch, Los Angeles.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $1,274,622 | -4.1% |
| Price / Sq Ft (Verified) | $538/sqft | -2.8% |
| Asking Rent (Median) | $4,713/mo | +8.0% |
| Gross Rental Yield | 4.4% | — |
| Liquidity Score | 32 / 100 | Low |
| Homes Sold (Period) | 96 | +7.9% |
Is Hillcrest at Porter Ranch Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited California crime context.
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Sign in to view — free What Stands Out AI Insight
Active transaction volume — 96 homes sold last period
Flood risk is Very High (100/100)
Wildfire risk is Very High (100/100)
Insights are generated from Hillcrest at Porter Ranch's live DistrictScore metrics.
Hillcrest at Porter Ranch Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20246.1 µg/m³ Meets EPA, above WHO guideline-9.2% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Hillcrest at Porter Ranch centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 53% of U.S. neighborhoods.
California Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 25.6 | 4.9 | -8.9% |
| 2023 | 28.3 | 5.1 | -0.7% |
| 2022 | 28.6 | 5.0 | +8.0% |
| 2021 | 26.5 | 4.8 | +1.9% |
| 2020 | 25.8 | 4.4 | -7.3% |
| 2019 | 27.8 | 4.4 | — |
Reported at the state level — the finest official US crime aggregation; Hillcrest at Porter Ranch inherits the California figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · Hillcrest at Porter Ranch
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in Hillcrest at Porter Ranch
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI13
Minimal
Walkability Score
0
Grocery
0
Dining
1
Schools
0
Universities
0
Hospitals
0
Pharmacies
0
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Hillcrest at Porter Ranch's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Hillcrest at Porter Ranch vs Los Angeles vs California
How Hillcrest at Porter Ranch benchmarks against its city and state medians.
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Sign in to view — freeBuying Property in the US as a Foreigner
Federal & California tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.69% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 13.3%; rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.
Assessment Cap
Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.
Mansion Tax / Rent Control
No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).
US citizens & tax residents8
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Senior & Veteran Exemptions
Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.
1031 State Conformity
California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & California property-tax guidance for foreign buyers
Hillcrest at Porter Ranch Real Estate FAQ
Hillcrest at Porter Ranch, Los Angeles, California shows a value-oriented profile, with prices about 15% below Los Angeles and 4% below California. It has a gross yield of 4.4 and prices down 4.1% over the past year. The Red Flag score is 68, so the risk signal is elevated relative to the other metrics.
Neighborhoods near Hillcrest at Porter Ranch
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