6475 Atlantic Ave #125 · Long Beach, CA 90805

$80,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 42 Days on market

Built 1973

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is a true fixer-upper, offering a blank canvas for an investor or homeowner to create their dream space. With the right vision, this home can be transformed into a modern retreat or a smart investment property. The location is ideal—just minutes from Interstate 710 and Interstate 91, making commuting throughout Los Angeles and Orange County quick and easy. It’s also a short drive to Long Beach City Beach, perfect for enjoying the Southern California coast. Major shopping and entertainment are close by at Long Beach Towne Center and Lakewood Center Mall, offering everything from dining to retail to entertainment. For outdoor enthusiasts, Houghton Park is just minute

Key facts

• Ideal location
• Sports facilities
• Houghton park nearby

Tags

• IDEAL LOCATION
• MINUTES FROM INTERSTATE 710
• MINUTES FROM INTERSTATE 91
• HOUGHTON PARK NEARBY
• WALKING TRAILS
• SPORTS FACILITIES

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease amount listed as $1,500; Rent may include gas, trash, pool, water, and sewer
• HOA & community: Community amenities include biking and a community pool; Land lease in place

Exterior

• Parking: Located in Villa Park Mobile Homes park
• Utilities: Standard electric service; Public sewer; District/Public water
• Home design: Single-story mobile home (12' x 60'); Mobile home remains on property
• Construction: Year built: source listed as other
• Exterior features: Community pool; Yard

Interior

• Kitchen: Gas range; Gas oven
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; Bathtub
• Interior features: Single-level home with front entry; Entry located at the front of the home
• Laundry & utility: Laundry area on-site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.1% vs local median 1.9% in Long Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#319 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B+; Watch: health & safety C-, crime F, cost of living F.
• Long Beach Unified (urban): math 34% / reading 50% proficiency, ranked #216 of 517 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 100 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,635/mo this rent would consume 59% of the median local household income ($73k/yr) (locally 4834% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.54% ✓
• Cap rate: 41.07%
• Cash-on-cash: 124.22%
• DSCR: 6.53
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $296,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6475 Atlantic Ave #748	0.12mi	3/2.0	1,320 (-14%)	23mo	$255,000	$193	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.85×
• Total profit: $130,972
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: 13.91×
• Total profit: $289,165
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90805

• Rents YoY: 1.9%
• Active inventory: 100
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $3,635 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $2,319

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 31%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6651 Millmark Ave Long Beach, CA	4.0	2.0	1440	$3,750	$2.60	43d	1	0.36mi
6327 California Ave Long Beach, CA	4.0	2.5	1400	$4,450	$3.18	43d	1	0.45mi
6327 California Ave Long Beach, CA	4.0	3.0	1400	$4,500	$3.21	1d	1	0.45mi
306 E Cummings Ln Long Beach, CA	4.0	3.0	1964	$4,000	$2.04	12d	1	0.57mi
6765 Lemon Ave Long Beach, CA	3.0	2.0	1197	$3,800	$3.17	2d	1	0.71mi
5628 Lime Ave Long Beach, CA	4.0	2.0	1602	$3,950	$2.47	5d	1	0.90mi
1011 E 56th St Long Beach, CA	3.0	2.0	1200	$2,800	$2.33	17d	1	1.00mi
5821 John Ave Long Beach, CA	3.0	2.0	1600	$3,750	$2.34	5d	1	1.18mi
5821 John Ave Long Beach, CA	3.0	2.0	1600	$3,750	$2.34	24d	1	1.18mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	12d	1	1.22mi
410 E Plymouth St Long Beach, CA	3.0	1.5	1276	$3,549	$2.78	43d	1	1.23mi
5479 Orange Ave Unit 5479 Long Beach, CA	3.0	1.0	1117	$3,150	$2.82	43d	1	1.24mi
1523 E Market St Long Beach, CA	4.0	2.0	1200	$4,000	$3.33	43d	1	1.43mi

Listing history 3 events

1. 2026-06-08
   days on market $80,000 Active 42 DOM
2. 2026-06-07
   remarks 687-char remark
3. 2026-06-07
   listed $80,000 Active 41 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,619
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$3,490
• − Management: −$3,490
• − Depreciation: −$2,327
• Taxable income: $28,232
• Est. tax owed @ 24.0%: −$6,776
• After-tax cash flow: $21,049/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Long Beach Unified
• NCES district ID: 0622500
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $56,092
• Composite: 36.67/100
• National rank: #4607
• State rank: #216 of 517 in CA

Livability — Long Beach

• Score: 67/100
• State rank: #319
• US rank: #10758

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B+ Housing C+ Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Beach, CA
• County: Los Angeles County · 9,444,647 people
• City population: 466,088
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 92,402
• Household income: $73,415
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 4834.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 59% Black 18% Two or more races 16% Asian 11% White 8% Native American 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 30% · Canada, Vietnam
• Languages at home: 41% English-only · Spanish 49% Other Asian/Pacific 5% Tagalog/Filipino 2%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -817.43%
• Current HPI: 456.7913
• Rent YoY: ▲ 1.95%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

7 events — show timeline

• 2026-06-06 Relisted — CRMLS
• 2026-04-17 Relisted — CRMLS
• 2026-02-21 Relisted — CRMLS
• 2026-01-17 Relisted — CRMLS
• 2026-01-10 Relisted — CRMLS
• 2025-12-13 Relisted — CRMLS
• 2025-10-21 Listed $80,000 CRMLS