What is the rent for a studio at 9659 N RINCON AVE, Los Angeles, CA 91331?

Based on recent listing data, rent for a studio at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $1,360 to $1,840 per month, with a median of $1,600.

What is the rent for a 1-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?

Based on recent listing data, rent for a 1-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $1,539 to $2,082 per month, with a median of $1,810.

What is the rent for a 2-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?

Based on recent listing data, rent for a 2-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $1,947 to $2,634 per month, with a median of $2,290.

What is the rent for a 3-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?

Based on recent listing data, rent for a 3-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $2,499 to $3,381 per month, with a median of $2,940.

What is the rent for a 4-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?

Based on recent listing data, rent for a 4-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $2,754 to $3,726 per month, with a median of $3,240.

How does rent at 9659 N RINCON AVE, Los Angeles, CA 91331 compare to the neighborhood?

Compared to other buildings in the 91331 zip code: studio rents are about 3% below the neighborhood median; 1-bedroom rents are about 3% below the neighborhood median; 2-bedroom rents are about 23% below the neighborhood median; 3-bedroom rents are about 19% below the neighborhood median; 4-bedroom rents are about 7% below the neighborhood median.

Is 9659 N RINCON AVE, Los Angeles, CA 91331 rent stabilized?

Based on available records, 9659 N RINCON AVE, Los Angeles, CA 91331 is not currently registered as rent stabilized. Rents at this building are likely set at market rate.

When is the cheapest time to rent at 9659 N RINCON AVE, Los Angeles, CA 91331?

Based on historical listing data, February tends to be the most affordable month to sign a lease at 9659 N RINCON AVE, Los Angeles, CA 91331, while January is typically the most expensive. Timing your move to February could save approximately 29% compared to peak pricing.

Who is the landlord of 9659 N RINCON AVE, Los Angeles, CA 91331?

The registered owner of 9659 N RINCON AVE, Los Angeles, CA 91331 is BREEZE CAPITAL GROUP LLC. You can view their full portfolio of buildings on Lucid Rents.

Is the landlord of 9659 N RINCON AVE, Los Angeles, CA 91331 a good landlord?

9659 N RINCON AVE, Los Angeles, CA 91331, owned by BREEZE CAPITAL GROUP LLC, has an overall grade of B (3.6/5) on Lucid Rents. The building has 2 recorded violations. Check tenant reviews for firsthand experiences.

What is the building rating for 9659 N RINCON AVE, Los Angeles, CA 91331?

9659 N RINCON AVE, Los Angeles, CA 91331 has an overall grade of B with a score of 3.6 out of 5 on Lucid Rents. This score is based on violations, complaints, and tenant reviews.

Are there violations or complaints at 9659 N RINCON AVE, Los Angeles, CA 91331?

Yes, 9659 N RINCON AVE, Los Angeles, CA 91331 has 2 housing violations and 1 complaint on record. Visit the building page on Lucid Rents to see the full history, including violation classes and complaint types.

What schools are near 9659 N RINCON AVE, Los Angeles, CA 91331?

There are 5 schools near 9659 N RINCON AVE, Los Angeles, CA 91331, including 3 public schools, 2 charter schools, 0 private schools. Nearby schools include Vena Avenue Elementary (8 min walk), Pacoima Middle (11 min walk), Haddon Avenue Elementary (13 min walk), Montague Charter Academy (2 min walk), Bert Corona Charter (6 min walk).

What public transit is near 9659 N RINCON AVE, Los Angeles, CA 91331?

9659 N RINCON AVE, Los Angeles, CA 91331 has 4 transit options nearby. The closest include: bus: Laurel Canyon / Montague (230-13196), 0.10 mi away.

Is 9659 N RINCON AVE, Los Angeles, CA 91331 safe? What is the crime rate nearby?

The 91331 zip code where 9659 N RINCON AVE, Los Angeles, CA 91331 is located has 986 crime incidents on record. Check the neighborhood report card for 91331 for a full breakdown by crime type.

When was 9659 N RINCON AVE, Los Angeles, CA 91331 built and how many units does it have?

9659 N RINCON AVE, Los Angeles, CA 91331 was built in 1950, contains 1 total unit.

9659 N RINCON AVE — Rent Intelligence for Pacoima, LA

Pacoima · Los Angeles, CA 91331

Built 19501 units

Current rent range

$1,360 – $3,726 / mo

5 bedroom bands tracked · sampled from recent listings

Leave a review

★★★★★0.00 reviews

Verified reviewsBCOwned byBREEZE CAPITAL GROUP LLC5 bldgs

9659 N RINCON AVE

Los Angeles, CA 91331

9659 N RINCON AVE is a mid-century 1950 building, 1 unit in Pacoima, LA. Owned by BREEZE CAPITAL GROUP LLC. Public records show 2 open violations, 1 311 complaint on file.

HPD violations2last 7 years · class A, B, C

Evictions filed0last 7 years

Tenant reviews0no reviews yet

Rent-stab units—no coverage

Building age76 ybuilt 1950

311 complaints1last 7 years

01 / 10

Rental intelligence.

Neighborhood Median Rent

Pacoima · January 2026

Studio

$1,600/mo

1 BR

$1,810/mo

2 BR

$2,290/mo

3 BR

$2,940/mo

4 BR

$3,240/mo

Compare this building's listings above against the neighborhood medians.

Seasonal Pattern

Best & worst months to sign a lease

Cheapest

February

Most expensive

January

JFMAMJJASOND

Potential savings: ~29% by timing your move to February.

Rent vs. area median Pacoima

Studio

This building: $1,360 – $1,840

3% belowArea: $1,650

1 BR

This building: $1,539 – $2,082

3% belowArea: $1,875

2 BR

This building: $1,947 – $2,634

23% belowArea: $2,975

3 BR

This building: $2,499 – $3,381

19% belowArea: $3,625

4 BR

This building: $2,754 – $3,726

7% belowArea: $3,500

Units Historic Rent 0 listings

—No dataNo recent listings

Neighborhood Rent Range Pacoima

Studio

$1,600

$1,613 – $1,688

1 Bed

$1,810

$1,850 – $2,000

2 Bed

$2,290

$2,813 – $3,138

3 Bed

$2,940

$3,556 – $3,701

4 Bed

$3,500

$3,500

Range (P25 – P75)MedianBased on recent listings in Pacoima

01 / 09

Rental intelligence.

01b / 09

Rent trends.

North Hills/Panorama City

Quarterly market rent, 2014–2026 (latest = Q1 2026 forecast)

Asking rent

$1,777

current quarter

Effective rent

—

per bedroom only

YoY change

1.1%

asking, vs 1 yr ago

10-year change

35%

asking, since ~'16

Asking rent per bedroom type — switch tabs to see each with effective (concession-net) rent.

01b / 09

Rent trends.

02 / 10

Violations, 311, & more.

hpd · dob · 311 · acris
last 7 years

Violation & Complaint Trends

Monthly counts over the last 7 years · all data sources

Worsening

HPDTop Violations

2 total

Uncategorized
2

311Top Complaints

1 total

Bulky Items
1

DOBTop Filings

0 total

DOB Violations
0

EvictionsEvictions

0 filed

Evictions filed
0

Violations by Unit

(1 unit)

UnitViolationsOpenLast Inspected

Recent records

Last 7 years

Class GOpenJul 7, 2025
GENERAL
Class GOpenMay 5, 2025
GENERAL

See all 2 HPD records

02 / 09

Violations, 311, & more.

05 / 10

The landlord.

BREEZE CAPITAL GROUP LLC

Portfolio of 5 buildings

Portfolio-level grade reflects the landlord's buildings across the city, weighted by unit count. Individual building grades may differ.

View full landlord profile

buildings

3.7

avg score / 5

B+

portfolio grade

nearby owned

Their Other Buildings

Top 4 by score · of 5 total

See all 5 →

Ownership timeline · this building

ACRIS deeds and regulatory filings

1950Building constructed1 units
nowBREEZE CAPITAL GROUP LLCOwner of record per HPD registration · manages 5 buildings.

05 / 09

The landlord.

07 / 10

About this area.

Pacoima · 91331

9659 N RINCON AVE · Pacoima · 34.245° N, -118.417° W

Walk

Transit

Bike

Estimated from nearby transit & amenity data

4 bus stops nearby2 min

5 schools nearby8 min

Nearby Transit

BUS

Laurel Canyon / Montague230-13196
0.1 mi2 min
Laurel Canyon / Montague230
0.1 mi2 min
Laurel Canyon / Montague230-13196
0.1 mi2 min
Laurel Canyon / Montague230
0.1 mi2 min

Nearby Schools & Colleges

PUBLIC SCHOOLS

Vena Avenue ElementaryKG-5
0.4 mi8 min
Pacoima Middle6-8
0.5 mi11 min
Haddon Avenue ElementaryKG-5
0.7 mi13 min

CHARTER SCHOOLS

Montague Charter AcademyKG-5
0.1 mi2 min
Bert Corona Charter5-8
0.3 mi6 min

The neighborhood

Pacoima

Pacoima is a working-class northeast Valley community with deep Latino roots, a growing mural art scene, and some of the most affordable rents in the Valley. The 5 and 118 freeways intersect here, and the neighborhood is slowly benefiting from investment.

18,272buildings tracked3.4avg LucidIQ$1,875median 1BR

99,804population$77kmedian income37%renters

AffordableWorking-ClassDiverseCommunity-DrivenUp-and-Coming

Explore Pacoima

Neighborhood overview

Pacoima→

Vibe · top buildings · landlords · schools · transit

Crime in 91331

See full breakdown→

Incident type · 6-month trend · vs. Los Angeles average

Rent trends in Pacoima

Median rent & comparables→

1BR & 2BR averages · month-over-month · current listings

Nearby neighborhoods to explore

San Fernando· 2.04 mi Mission Hills· 2.2 mi Panorama City· 2.5 mi North Hills· 3.38 mi Sylmar· 3.47 mi

Browse all Los Angeles neighborhoods

06 / 10

Crime & safety.

07 / 10

About this area.

08 / 10

History of the building.

construction · ownership · permits

At a glance

Year built1950

Total units1

195019601970198019902000201020202030

1950

Building constructed

1 units

now

Current owner: BREEZE CAPITAL GROUP LLC

Portfolio includes 5 buildings.

Recent Activity

3 events

HPDLOWJul 7, 2025
HPD Class G Violation — GENERAL
HPDLOWMay 5, 2025
HPD Class G Violation — GENERAL
311MEDIUMJan 5, 2025
Bulky Items — Mobile App

07 / 09

History of the building.

10 / 10

Frequently asked questions.

What is the rent for a studio at 9659 N RINCON AVE, Los Angeles, CA 91331?
Based on recent listing data, rent for a studio at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $1,360 to $1,840 per month, with a median of $1,600.
What is the rent for a 1-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?
Based on recent listing data, rent for a 1-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $1,539 to $2,082 per month, with a median of $1,810.
What is the rent for a 2-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?
Based on recent listing data, rent for a 2-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $1,947 to $2,634 per month, with a median of $2,290.
What is the rent for a 3-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?
Based on recent listing data, rent for a 3-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $2,499 to $3,381 per month, with a median of $2,940.
What is the rent for a 4-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331?
Based on recent listing data, rent for a 4-bedroom at 9659 N RINCON AVE, Los Angeles, CA 91331 ranges from $2,754 to $3,726 per month, with a median of $3,240.
How does rent at 9659 N RINCON AVE, Los Angeles, CA 91331 compare to the neighborhood?
Compared to other buildings in the 91331 zip code: studio rents are about 3% below the neighborhood median; 1-bedroom rents are about 3% below the neighborhood median; 2-bedroom rents are about 23% below the neighborhood median; 3-bedroom rents are about 19% below the neighborhood median; 4-bedroom rents are about 7% below the neighborhood median.
Is 9659 N RINCON AVE, Los Angeles, CA 91331 rent stabilized?
Based on available records, 9659 N RINCON AVE, Los Angeles, CA 91331 is not currently registered as rent stabilized. Rents at this building are likely set at market rate.
When is the cheapest time to rent at 9659 N RINCON AVE, Los Angeles, CA 91331?
Based on historical listing data, February tends to be the most affordable month to sign a lease at 9659 N RINCON AVE, Los Angeles, CA 91331, while January is typically the most expensive. Timing your move to February could save approximately 29% compared to peak pricing.
Who is the landlord of 9659 N RINCON AVE, Los Angeles, CA 91331?
The registered owner of 9659 N RINCON AVE, Los Angeles, CA 91331 is BREEZE CAPITAL GROUP LLC. You can view their full portfolio of buildings on Lucid Rents.
Is the landlord of 9659 N RINCON AVE, Los Angeles, CA 91331 a good landlord?
9659 N RINCON AVE, Los Angeles, CA 91331, owned by BREEZE CAPITAL GROUP LLC, has an overall grade of B (3.6/5) on Lucid Rents. The building has 2 recorded violations. Check tenant reviews for firsthand experiences.
What is the building rating for 9659 N RINCON AVE, Los Angeles, CA 91331?
9659 N RINCON AVE, Los Angeles, CA 91331 has an overall grade of B with a score of 3.6 out of 5 on Lucid Rents. This score is based on violations, complaints, and tenant reviews.
Are there violations or complaints at 9659 N RINCON AVE, Los Angeles, CA 91331?
Yes, 9659 N RINCON AVE, Los Angeles, CA 91331 has 2 housing violations and 1 complaint on record. Visit the building page on Lucid Rents to see the full history, including violation classes and complaint types.
What schools are near 9659 N RINCON AVE, Los Angeles, CA 91331?
There are 5 schools near 9659 N RINCON AVE, Los Angeles, CA 91331, including 3 public schools, 2 charter schools, 0 private schools. Nearby schools include Vena Avenue Elementary (8 min walk), Pacoima Middle (11 min walk), Haddon Avenue Elementary (13 min walk), Montague Charter Academy (2 min walk), Bert Corona Charter (6 min walk).
What public transit is near 9659 N RINCON AVE, Los Angeles, CA 91331?
9659 N RINCON AVE, Los Angeles, CA 91331 has 4 transit options nearby. The closest include: bus: Laurel Canyon / Montague (230-13196), 0.10 mi away.
Is 9659 N RINCON AVE, Los Angeles, CA 91331 safe? What is the crime rate nearby?
The 91331 zip code where 9659 N RINCON AVE, Los Angeles, CA 91331 is located has 986 crime incidents on record. Check the neighborhood report card for 91331 for a full breakdown by crime type.
When was 9659 N RINCON AVE, Los Angeles, CA 91331 built and how many units does it have?
9659 N RINCON AVE, Los Angeles, CA 91331 was built in 1950, contains 1 total unit.

09 / 09

Frequently asked questions.

09 / 10

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08 / 09

Similar buildings nearby.

Embed this building’s record

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Building record last updated 4 months ago. Sourced from HPD, DOB, 311, and Lucid Rents data syncs.