6257 E Golden Sands Dr #263 · Long Beach, CA 90803

$80,000

2 bd · 1.5 ba · 1,390 sqft · Manufactured · 73 Days on market

Built 1964 Fair condition $58/sqft · 67% below area

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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 +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now is your chance to get into one of Long Beach's highly sought after senior communities, Belmont Shores Estates. This active 55 and older park is located within minutes to Belmont Shore, Seal Beach, Naples and Downtown Long Beach. Bring your hammer and paintbrush and make this house your home! Just outside the main entrance of the park you will find public transportation, as well as find yourself in walking distance to Bixby Village Golf Course, shopping, and restaurants. Park amenities include year round heated pool, spa, fitness center, gas firepit, clubhouse and lending library. Accessed by a 24 hour attendant gate. Park is adjacent to the Cerritos Bahia Marina, Marina Pacifica Shopping Center, 2nd & PCH Center. Easy freeway access(405,605,22), minutes to Trader Joe's, Gelson's, Ralph's, Whole Foods and Target. Fees include a monthly space rent is approximately $1,700.00, $64.74 gate fee, $32.05 trash fee and individually metered gas, electric and water. Buyer's must obtain park approval to purchase.

Key facts

• Fitness center
• Spa
• Gas firepit

Tags

• BELMONT SHORES ESTATES
• PUBLIC TRANSPORTATION
• YEAR ROUND HEATED POOL
• SPA
• FITNESS CENTER
• GAS FIREPIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($30k/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: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 44.6% 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 (+1.7%/yr); 135 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 41% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 1.7% 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 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.91% ✓
• Cap rate: 44.56%
• Cash-on-cash: 136.67%
• DSCR: 7.08
• GRM: 1.7

CMA / ARV

• ARV (median comp): $241,278
• List price: $80,000
• Delta: -66.84%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 N Jade Cove Dr #64	0.18mi	3/2.0 (+1)	1,392 (+0%)	0mo	$252,500	$181	84
6296 E Marina View Dr	0.14mi	2/2.0	1,344 (-3%)	4mo	$325,000	$242	82
6223 E Sea Breeze Dr #12	0.16mi	2/2.0	1,400 (+1%)	11mo	$175,000	$125	80
6275 E Emerald Cove Dr #283	0.05mi	3/2.0 (+1)	1,344 (-3%)	8mo	$325,000	$242	79
6270 SEABREEZE Dr #300	0.10mi	3/2.0 (+1)	1,378 (-1%)	12mo	$269,000	$195	76
6259 E Marina View Dr #255	0.05mi	2/2.0	1,565 (+13%)	0mo	$475,000	$304	75
6254 Beachcomber	0.05mi	2/2.0	1,267 (-9%)	9mo	$244,900	$193	74
6238 E SEABREEZE Dr #088	0.10mi	2/2.0	1,482 (+7%)	12mo	$255,000	$172	72
6255 E Marina View Dr #148	0.05mi	2/2.0	1,248 (-10%)	8mo	$328,000	$263	72
6217 E Golden Sands #336	0.18mi	2/2.0	1,200 (-14%)	6mo	$160,000	$133	61
6231 Emerald Cv	0.12mi	2/2.0	1,200 (-14%)	12mo	$245,000	$204	59
6219 E Sea Breeze Dr #10	0.16mi	2/2.0	1,200 (-14%)	11mo	$150,000	$125	58

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 · 1.68% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.26×
• Total profit: $140,244
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: 14.65×
• Total profit: $305,729
• 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 90803

• Rents YoY: 1.7%
• Active inventory: 135
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $3,929 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $2,485

Break-even live

Break-even rent $784

Max offer price $80,000

Occupancy floor 32%

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 E Colorado St Unit A Long Beach, CA	2.0	2.0	924	$4,000	$4.33	44d	1	0.36mi
5980 Bixby Village Dr Long Beach, CA	1.0–2.0	1.0–2.0	749	$3,607	$4.82	1d	20	0.40mi
451 Medford Ct #102 Long Beach, CA	3.0	3.0	1806	$5,400	$2.99	11d	1	0.52mi
5926 Bixby Village Dr Long Beach, CA	1.0–2.0	1.0–2.0	875	$3,846	$4.40	3d	17	0.56mi
6268 Riviera Cir Long Beach, CA	3.0	2.0	1845	$4,400	$2.38	19d	1	0.56mi
7217 Marina Pacifica Dr S Long Beach, CA	2.0	3.0	1500	$5,100	$3.40	44d	1	0.60mi
9212 Marina Pacifica Dr N Long Beach, CA	1.0	1.0	926	$3,100	$3.35	44d	1	0.62mi
576 N Bellflower Blvd Long Beach, CA	1.0–2.0	1.0–2.0	860	$3,195	$3.71	11d	1	0.67mi
777 N Bellflower Blvd Unit 118 Long Beach, CA	2.0	2.0	890	$2,300	$2.58	44d	1	0.91mi
777 N Bellflower Blvd Long Beach, CA	1.0–2.0	1.0–2.0	752	$2,300	$3.06	17d	2	0.91mi
5585 E Pacific Coast Hwy Long Beach, CA	1.0–2.0	1.0–2.0	756	$2,850	$3.77	24d	2	0.95mi
5585 E Pacific Coast Hwy Long Beach, CA	2.0	2.0	913	$2,850	$3.12	5d	1	0.95mi
1025 Palo Verde Ave Long Beach, CA	1.0–2.0	1.0–2.5	1326	$4,808	$3.62	1d	3	0.97mi
60 Rivo Alto Canal Long Beach, CA	1.0	2.0	1360	$6,500	$4.78	19d	1	1.14mi
7084 Island Village Dr Long Beach, CA	3.0	2.0	1227	$4,263	$3.47	19d	1	1.16mi
270 La Verne Ave Unit A Long Beach, CA	3.0	1.0	1150	$3,200	$2.78	44d	1	1.17mi
5343 E The Toledo Unit 5345 Long Beach, CA	3.0	1.0	1300	$3,495	$2.69	20d	1	1.19mi
5400 E The Toledo #410 Long Beach, CA	2.0	2.0	1118	$4,200	$3.76	44d	1	1.23mi
333 1st St Seal Beach, CA	2.0	1.0–2.0	717	$3,745	$5.22	2d	1	1.24mi
6817 E Bacarro St Long Beach, CA	3.0	2.0	1234	$5,000	$4.05	10d	1	1.36mi
5401 E Anaheim Rd Unit 205 Long Beach, CA	2.0	2.0	875	$2,795	$3.19	44d	1	1.41mi
5401 E Anaheim Rd Unit 211 Long Beach, CA	2.0	2.0	875	$2,895	$3.31	20d	1	1.42mi
45 65th Pl Long Beach, CA	3.0	2.0	1100	$4,800	$4.36	1d	1	1.44mi
1045 Marvista Ave Seal Beach, CA	3.0	2.0	1195	$5,950	$4.98	7d	1	1.45mi
6713 E Ocean Blvd Long Beach, CA	3.0	3.0	1500	$6,495	$4.33	15d	1	1.46mi
6821 E Ocean Blvd Long Beach, CA	3.0	4.0	1766	$6,250	$3.54	1d	1	1.48mi
6117 E Seaside Walk Long Beach, CA	2.0	2.0	1240	$6,500	$5.24	1d	1	1.48mi
6229 E Seaside Walk Apt A Long Beach, CA	3.0	2.0	1400	$4,695	$3.35	44d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 73 DOM
2. 2026-06-17
   days on market $80,000 Active 72 DOM
3. 2026-06-16
   days on market $80,000 Active 71 DOM
4. 2026-06-15
   pricedays on market $80,000 Active 70 DOM
5. 2026-06-13
   days on market $100,000 Active 68 DOM
6. 2026-06-13
   days on market $100,000 Active 67 DOM
7. 2026-06-09
   days on market $100,000 Active 64 DOM
8. 2026-06-08
   days on market $100,000 Active 63 DOM
9. 2026-06-07
   pricedays on market $100,000 Active 62 DOM
10. 2026-06-04
    days on market $110,000 Active 59 DOM
11. 2026-06-03
    days on market $110,000 Active 58 DOM
12. 2026-06-02
    days on market $110,000 Active 57 DOM
13. 2026-06-01
    days on market $110,000 Active 56 DOM
14. 2026-05-31
    days on market $110,000 Active 55 DOM
15. 2026-04-06
    listed $139,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Now is your chance to get into one of Long Beach's highly sought after senior communities, Belmont Shores Estates. This active 55 and older park is located within minutes to Belmont Shore, Seal Beach, Naples and Downtown Long Beach. Bring your hammer and paintbrush and make this house your home! Just outside the main entrance of the park you will find public transportation, as well as find yourself in walking distance to Bixby Village Golf Course, shopping, and restaurants. Park amenities include year round heated pool, spa, fitness center, gas firepit, clubhouse and lending library. Accessed by a 24 hour attendant gate. Park is adjacent to the Cerritos Bahia Marina, Marina Pacifica Shopping Center, 2nd & PCH Center. Easy freeway access(405,605,22), minutes to Trader Joe's, Gelson's, Ralph's, Whole Foods and Target. Fees include a monthly space rent is approximately $1,700.00, $64.74 gate fee, $32.05 trash fee and individually metered gas, electric and water. Buyer's must obtain park approval to purchase.

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,151
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$3,772
• − Management: −$3,772
• − Depreciation: −$2,327
• Taxable income: $30,401
• Est. tax owed @ 24.0%: −$7,296
• After-tax cash flow: $22,521/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its value. Focus on exterior siding, interior walls, and flooring for the highest impact.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and sink — Need cleaning
• Moderate Exterior siding — Weathered appearance
• Moderate Hardwood floors — Signs of wear
• Moderate Paint — Chipped in some areas
• Moderate Window frames — Worn appearance

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Refinish hardwood floors — Improves aesthetics and value
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and sink · Need cleaning	Minor	$500–3,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Hardwood floors · Signs of wear	Moderate	$3,000–15,000
Paint · Chipped in some areas	Moderate	$3,000–15,000
Window frames · Worn appearance	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$13,000–66,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Refinish hardwood floors — Improves aesthetics and value ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 31,526
• Household income: $114,656
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 1537.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 10% Asian 6% Black 3% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 2% Tagalog/Filipino 1%

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: ▼ -634.69%
• Current HPI: 377.3105
• Rent YoY: ▲ 1.68%
• 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

1 event — show timeline

• 2026-04-06 Listed $139,000 CRMLS