How do you determine local CAP rates and expenses? Los Angeles

[Will F.]

I'm looking into NELA Northeast Los Angeles, Downtown Los Angeles outskirts, and Long Beach for Cap Rates and expense rates.

What do investors look for in CAP rate for Northeast Los Angeles, or Long Beach? For example how might one find the Cap rate for El Sereno, downtown Long Beach, or Lincoln Heights areas?

Anyone have examples of other metrics or criteria they use  for acquisition in LA?