3404 E 65th · Long Beach, CA 90805

$810,000

1 bd · 1.0 ba · 576 sqft · MultiFamily public records · 10 Days on market

Built 1959 5,911 sqft lot

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Located at 3404 E 65th Street, this unique multi-unit property presents an exceptional opportunity on the Long Beach and Lakewood border. Featuring two completely separate residential structures on a single lot, the property functions like two independent homes. This highly sought-after configuration is ideal for investors looking to attract long-term, premium tenants or an owner-occupant looking to live in one home while offsetting their mortgage with the other. Potential to convert garages to ADU making it a 3-4 unit property.

Key facts

• Independent homes
• Multi-unit property
• 5,911 sq ft lot

Tags

• MULTI-UNIT PROPERTY
• INDEPENDENT HOMES
• CONVERT GARAGES TO ADU

Property features AI

Finance

• Other: Total building area reported as 1,277
• Financial info:
• HOA & community: Sidewalks in the neighborhood

Exterior

• Parking: Three total parking spaces; Attached garage spaces: one for the 1‑bed unit and two for the 2‑bed unit
• Security:
• Utilities: Public sewer; District/public water; One separate water meter; Two separate gas meters; Two separate electric meters
• Home design: Single‑story building; Two separate buildings on the parcel; No accessory dwelling unit
• Construction: Built year reported by assessor; No common walls between units
• Exterior features: No pool

Interior

• Kitchen:
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring:
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling:
• Interior features: Front entry; Entry level is on the first floor
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $810k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $676/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $810k).
• Cap rate 10.3% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $10,506/mo this rent would consume 172% 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 $6k of loan paydown is wiped out by about $24k 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 $227k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $810,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $30,011
• Equity at exit: $120,774

10-year hold

• IRR: 12.0%
• Equity multiple: 1.90×
• Total profit: $204,241
• Equity at exit: $70,034

Cash invested: $226,800 (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: 25.7×

Monthly cashflow live

• Estimated rent: $10,506 high
• Mortgage (P&I): −$4,248
• Tax est. 1.5%: −$1,012 /mo · $12,150/yr
• Insurance: −$338
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,206
• Net cashflow: $2,702

Break-even live

Break-even rent $7,086

Max offer price $810,000

Occupancy floor 69%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$10,504
Total (4 units)			$10,506

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: $202,500
• Closing costs: $24,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6546 Indiana Ave Unit 6546-O Long Beach, CA	1.0	1.0	535	$1,695	$3.17	43d	1	0.07mi
3301 E Artesia Blvd Long Beach, CA	1.0	1.0	550	$1,595	$2.90	43d	1	0.16mi
3101 E Artesia Blvd Long Beach, CA	1.0	1.0	560	$1,950	$3.48	5d	1	0.26mi
2921 E Artesia Blvd Long Beach, CA	2.0	1.0	700	$1,495	$2.14	43d	1	0.34mi
17045 Passage Ave Bellflower, CA	1.0	1.0	740	$2,175	$2.94	24d	1	0.45mi
17050 Passage Ave Bellflower, CA	1.0–2.0	1.0–2.0	828	$2,075	$2.51	20d	2	0.50mi
8633 Park St Unit 1/2 Bellflower, CA	2.0	1.0	536	$2,299	$4.29	43d	1	0.50mi
2350 E Poppy St Long Beach, CA	1.0	1.0	500	$2,350	$4.70	43d	1	0.75mi
2051 E Harding St Long Beach, CA	1.0	1.0	542	$2,300	$4.24	43d	1	0.91mi
6315 Cherry Ave Long Beach, CA	1.0	1.0	750	$1,691	$2.25	17d	1	0.95mi
6029 Cherry Ave Unit 1 Long Beach, CA	1.0	1.0	463	$1,695	$3.66	24d	1	1.08mi
5560 Ackerfield Ave Long Beach, CA	1.0	1.0	700	$1,795	$2.56	43d	1	1.13mi
5601 Paramount Blvd Long Beach, CA	1.0–3.0	1.0–2.0	862	$1,800	$2.09	1d	9	1.13mi
5565 Ackerfield Ave Long Beach, CA	1.0–3.0	1.0–2.0	868	$1,750	$2.01	2d	1	1.17mi
1518 E Artesia Blvd Long Beach, CA	1.0	1.0	387	$1,795	$4.64	5d	3	1.19mi
9344 Maple St Bellflower, CA	1.0	1.0	682	$2,650	$3.89	22d	1	1.19mi
5530 Ackerfield Ave #206 Long Beach, CA	1.0	1.0	641	$2,600	$4.06	43d	1	1.21mi
5500 Ackerfield Ave #307 Long Beach, CA	1.0	1.0	716	$1,895	$2.65	43d	1	1.21mi
9458 Beverly St Unit 2 Bellflower, CA	1.0	1.0	700	$1,975	$2.82	43d	1	1.23mi
5500 Ackerfield Ave Long Beach, CA	1.0	1.0	678	$1,698	$2.50	7d	2	1.23mi
5505 Ackerfield Ave Long Beach, CA	1.0	1.0	717	$1,619	$2.26	24d	2	1.26mi
5505 Ackerfield Ave Long Beach, CA	1.0	1.0	717	$1,750	$2.44	43d	2	1.26mi
9435 Flower St Bellflower, CA	1.0	1.0	700	$1,938	$2.77	43d	1	1.33mi
9531 Flower St Bellflower, CA	1.0	1.0	530	$1,965	$3.71	3d	2	1.44mi
9628 Beverly St Unit 102 Bellflower, CA	2.0	2.0	700	$2,600	$3.71	15d	1	1.44mi
15334 Orizaba Ave Paramount, CA	—	1.0	350	$1,195	$3.41	7d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $810,000 Active 10 DOM
2. 2026-06-17
   days on market $810,000 Active 9 DOM
3. 2026-06-16
   days on market $810,000 Active 8 DOM
4. 2026-06-15
   days on market $810,000 Active 7 DOM
5. 2026-06-13
   days on market $810,000 Active 5 DOM
6. 2026-06-13
   days on market $810,000 Active 4 DOM
7. 2026-06-08
   remarks 534-char remark
8. 2026-06-08
   listed $810,000 Active 1 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 21 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: $126,072
• − Mortgage interest: −$45,373
• − Property taxes: −$12,150
• − Insurance: −$4,050
• − Repairs & maintenance: −$10,086
• − Management: −$10,086
• − Depreciation: −$23,564
• Taxable income: $20,764
• Est. tax owed @ 24.0%: −$4,983
• After-tax cash flow: $27,441/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

1 event — show timeline

• 2026-06-08 Listed $810,000 CRMLS

Property tax history

+3.0%/yr

Latest (2025): $1,128 · +3.5% YoY. Source: county tax records.