6475 S Atlantic Ave #911 · Long Beach, CA 90805

$180,000

4 bd · 2.0 ba · 1,152 sqft · Manufactured · 140 Days on market

Built 1966 $156/sqft · 9% below area Est $197k · 9% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This beautifully renovated home in the sought-after Villa Park community has been transformed from top to bottom. Step inside to discover a bright, open-concept floor plan featuring brand-new, high-end flooring and a designer-inspired kitchen with sleek cabinetry and ample counter space. Enough parking for 3 vehicles: two in the driveway and one in the back. Located in a secure, 24-hour guard-gated community, you'll enjoy fantastic amenities including a sparkling swimming pool, clubhouse, and guest parking. Conveniently located near the 91 and 710 freeways, shopping, and schools.

Key facts

• Clubhouse
• High-end flooring
• Community pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• DESIGNER-INSPIRED KITCHEN
• HIGH-END FLOORING
• 24-HOUR GUARD-GATED COMMUNITY
• SPARKLING SWIMMING POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,582/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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.76%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $197,042
• List price: $180,000
• Delta: -8.65%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6475 Atlantic Ave #815	0.00mi	4/2.0	1,140 (-1%)	3mo	$200,000	$175	96
6475 Atlantic #353	0.12mi	3/2.0 (-1)	1,080 (-6%)	7mo	$200,000	$185	73
907 Paradise Ln	0.12mi	3/2.0 (-1)	1,250 (+8%)	13mo	$188,888	$151	64
6475 Atlantic Ave #731	0.15mi	4/1.0	1,200 (+4%)	22mo	$189,500	$158	63
6475 Atlantic Ave #748	0.12mi	3/2.0 (-1)	1,320 (+15%)	23mo	$255,000	$193	46

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: 32.6%
• Equity multiple: 2.35×
• Total profit: $68,146
• Equity at exit: $26,839

10-year hold

• IRR: 39.0%
• Equity multiple: 4.46×
• Total profit: $174,573
• Equity at exit: $15,563

Cash invested: $50,400 (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: 4.2×

Monthly cashflow live

• Estimated rent: $3,582 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $1,586

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 51%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	44d	1	0.36mi
6327 California Ave Long Beach, CA	4.0	2.5	1400	$4,450	$3.18	44d	1	0.45mi
6327 California Ave Long Beach, CA	4.0	3.0	1400	$4,500	$3.21	1d	1	0.45mi
195 E Hullett St Long Beach, CA	3.0	1.0	725	$2,595	$3.58	17d	1	0.70mi
6765 Lemon Ave Long Beach, CA	3.0	2.0	1197	$3,800	$3.17	3d	1	0.71mi
1011 E 56th St Long Beach, CA	3.0	2.0	1200	$2,800	$2.33	17d	1	1.00mi
515 E 55th St Long Beach, CA	3.0	1.0	900	$3,200	$3.56	21d	1	1.02mi
6045 Cherry Ave Unit 1 Long Beach, CA	3.0	1.0	1095	$2,850	$2.60	13d	1	1.22mi
410 E Plymouth St Long Beach, CA	3.0	1.5	1276	$3,549	$2.78	44d	1	1.23mi
5479 Orange Ave Unit 5479 Long Beach, CA	3.0	1.0	1117	$3,150	$2.82	44d	1	1.24mi
1523 E Market St Long Beach, CA	4.0	2.0	1200	$4,000	$3.33	44d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $180,000 Active 140 DOM
2. 2026-06-17
   price $180,000 Active 139 DOM
3. 2026-06-17
   days on market $200,000 Active 139 DOM
4. 2026-06-16
   days on market $200,000 Active 138 DOM
5. 2026-06-15
   days on market $200,000 Active 137 DOM
6. 2026-06-13
   days on market $200,000 Active 135 DOM
7. 2026-06-13
   days on market $200,000 Active 134 DOM
8. 2026-06-09
   days on market $200,000 Active 131 DOM
9. 2026-06-08
   days on market $200,000 Active 130 DOM
10. 2026-06-07
    days on market $200,000 Active 129 DOM
11. 2026-06-04
    days on market $200,000 Active 126 DOM
12. 2026-06-03
    days on market $200,000 Active 125 DOM
13. 2026-06-02
    days on market $200,000 Active 124 DOM
14. 2026-06-01
    days on market $200,000 Active 123 DOM
15. 2026-05-31
    days on market $200,000 Active 122 DOM
16. 2026-01-29
    listed $200,000 Active 586-char remark

    Show marketing remark (586 chars)

    This beautifully renovated home in the sought-after Villa Park community has been transformed from top to bottom. Step inside to discover a bright, open-concept floor plan featuring brand-new, high-end flooring and a designer-inspired kitchen with sleek cabinetry and ample counter space. Enough parking for 3 vehicles: two in the driveway and one in the back. Located in a secure, 24-hour guard-gated community, you'll enjoy fantastic amenities including a sparkling swimming pool, clubhouse, and guest parking. Conveniently located near the 91 and 710 freeways, shopping, and schools.

17. 2017-10-14
    status Pending Sale
18. 2017-10-14
    historical Hold Do Not Show
19. 2017-10-11
    price $30,000
20. 2017-10-02
    listed $40,000 Active

ⓘ 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: $42,984
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$3,439
• − Management: −$3,439
• − Depreciation: −$5,236
• Taxable income: $17,188
• Est. tax owed @ 24.0%: −$4,125
• After-tax cash flow: $14,905/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

+400.0% since first listed

5 events — show timeline

• 2026-01-29 Listed $200,000 CRMLS
• 2017-10-14 Pending — CRMLS
• 2017-10-14 Delisted — CRMLS
• 2017-10-11 Price Changed $30,000 CRMLS
• 2017-10-02 Listed $40,000 CRMLS