Cypress Park
Cypress Park Quick Facts
- Where it is: Northeast Los Angeles between the LA River and the Arroyo Seco, below Glassell Park and Mount Washington and above Lincoln Heights. Inside the City of LA.
- ZIP code: 90065, shared with Glassell Park and Mount Washington.
- Getting Downtown: 5 to 10 minutes by car on the 5 or the 110, or the Metro A Line from the Lincoln/Cypress station.
- What homes cost: Median sale $1,000,000 over the last twelve months. The typical sale was a 3 bed, 2 bath, 1,428 square foot house. Thirteen homes for sale right now.
- Is it safe: Yes for a working residential neighborhood. Property crime along Figueroa and San Fernando Road, quiet on the residential blocks. Full answer below.
- The one thing to know: It is the closest neighborhood to Downtown where a house with a yard still trades around a million, with a rail station and a state park inside it.
Cypress Park Market Data: November 2026
What actually happened in Cypress Park over the last twelve months, straight from the MLS.
| Median sale price | $1,000,000 |
| Median days on market | 19 days |
| Homes sold in the past 12 months | 53 |
| The typical home that sold | 3 bed, 2 bath, 1,428 sq ft |
| Homes for sale right now | 13 active, 15 with pending |
| Median asking price right now | $959,000 |
| Enough homes for sale to last | 2.9 months |
| Change from a year ago | Flat, on a small sample |
How fast do homes sell in Cypress Park?
Of the 53 homes that sold, 34 of them, about 64%, were in escrow within thirty days, and those closed at 104.4% of asking price. The homes that took thirty-one to sixty days closed at 99.5%.
That is a gap of 4.9 percentage points. On a median asking price of $999,000, it is roughly $49,000.
Fifteen homes on the market. In Cypress Park, supply is the whole story.
Is the Cypress Park market going up or down?
Flat. The median sale price is $1,000,000, the same as a year ago. Sales rose to 53 from 38. With a sample this small, read the trend, not the decimals.
How many homes are for sale in Cypress Park right now?
13 homes are on the market, 15 counting the ones already in escrow. At the current pace that is about 2.9 months of supply.
They are asking a median of $959,000. What is still on the market has been listed a median of 73 days, against 19 days for what sells.
Source: The MLS/CLAW, ZIP 90065, excluding the Glassell Park and Mount Washington areas. Closed sales November 1, 2025 through November 1, 2026, 53 sales. Active and pending inventory as of November 4, 2026. Data deemed reliable but not guaranteed. Compiled by Glenn Shelhamer, The Shelhamer Real Estate Group, CalDRE #01950995.
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Welcome to Cypress Park
Cypress Park is a small neighborhood in Northeast Los Angeles, about three miles north of Downtown, where the Arroyo Seco meets the Los Angeles River. It is known for its older bungalows and cottages, Figueroa Street and Cypress Avenue, and quick access to the river and Downtown.
This guide covers where the neighborhood starts and stops, what the homes are like, what to check before you buy, and what it is like to live here.
Is Cypress Park Safe?
The short answer
Cypress Park is a working residential neighborhood, not a dangerous one. What gets reported is property crime, and it clusters on Figueroa, Cypress Avenue and the industrial stretch of San Fernando Road. The residential blocks between them are quiet, and most of the people on them have lived there a long time.
What actually happens
Car break-ins and catalytic converter thefts top the list, same as every neighborhood along the river. Tagging on the commercial strips and the rail corridor comes and goes. Package theft is the complaint that shows up most. A camera, a locked delivery box and nothing left on the seat handles most of it.
It changes block by block
Figueroa and Cypress Avenue are busy and commercial, and that is where the reports are. San Fernando Road along the river is industrial and dead after dark. The blocks around the Lincoln/Cypress station pick up with commuters morning and evening. Rio de Los Angeles State Park is busy on weekends and closes at dusk. The residential streets above Cypress toward the hill are the quiet part.
Check it yourself
Cypress Park is covered by LAPD’s Northeast Community Police Station, 3353 San Fernando Rd, Los Angeles, CA 90065, 323-561-3211. Northeast covers about 29 square miles and roughly 250,000 residents across a dozen neighborhoods, so the division total blends places that have nothing to do with each other. Ask the station for the reporting districts that match the block you are looking at, or pull them from LAPD’s open data portal.
Where Cypress Park Starts and Stops
Cypress Park sits in the river valley with hills on every side: Elysian Park to the southwest, Mount Washington to the northeast and Debs Park to the southeast. Glassell Park is to the north, Highland Park to the northeast and Lincoln Heights to the south.
Figueroa Street and Cypress Avenue. The main corridors, with local shops, restaurants and coffee.
The flats. The level blocks near the river and the rail lines. Bungalows and small lots.
The slopes. The streets rising toward Mount Washington, with more views and steeper lots.
Cypress Park Homes and Architecture
Most homes in Cypress Park are older Craftsman bungalows and Victorian era cottages on small lots, with some midcentury and newer homes mixed in.
What to check before you buy here
In older homes, check the foundation, the sewer line and the electrical. Near the river, check the flood zone map. Near the rail lines and freeways, visit at different times of day. Permits matter, because many back units and conversions were added without them. On the slopes, check the retaining walls and street access. We walk through each of these with buyers before an offer goes in.
Living in Cypress Park
Figueroa Street and Cypress Avenue hold the local shops, coffee and restaurants. Cypress Park Recreation Center has courts, fields and a gym.
Rio de Los Angeles State Park and the river path are close for walking and biking. The Metro A Line stops at Lincoln/Cypress, and the 5 and the 110 are minutes away.
A Little Cypress Park History
The spot where the Arroyo Seco meets the river has a long history. The Portolá expedition camped near here in 1769 and named the river.
The area grew up around the railroads. Southern Pacific’s Taylor Yard sat along the river for most of the 1900s, and the land is now becoming a state park. The Huron Substation, built in 1907 to power the streetcars, still stands in the neighborhood.
Buying or Selling in Cypress Park
Cypress Park prices are set street by street. A permitted second unit, parking, a view or distance from the rail line can move the number more than the square footage does. That is why automated estimates miss here.
If you own here, send the address and we will pull the sales on your block and show you how we got the number. If you are buying, we will tell you which streets fit your budget and what to check on each house before you write an offer.
About Glenn Shelhamer
I am Glenn Shelhamer, broker of The Shelhamer Real Estate Group and founder of Silver Lake Blog. Over the last 15 years I have helped buyers and sellers navigate real estate throughout Los Angeles’s Eastside, from smooth transactions to complicated ones.
If you are thinking about buying or selling in Cypress Park, I will pull the real sales on your street and walk you through them before you make a move.
Call or text directly:
310-913-9477
Instagram:
@theshelhamergroup
Email:
glenn@shelhamergroup.com
THE SHELHAMER REAL ESTATE GROUP | DRE: 01950995
Glenn Shelhamer is a licensed real estate broker DRE: 01950995 in the state of California and abides by equal housing opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. To reach The Shelhamer Real Estate Group’s office manager please call (310) 913-9477.
Copyright © 2026 The Shelhamer Real Estate Group. All rights reserved.