6475 Atlantic Ave #250 · Long Beach, CA 90805

$167,000

3 bd · 1.0 ba · 576 sqft · Manufactured · 11 Days on market

Built 1970 Est $125k · 34% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained 3-bedroom, 1-bath manufactured home located in a desirable Long Beach community. Thoughtfully designed living space, this home maximizes functionality and comfort. The inviting interior features a bright living area, an efficient kitchen with ample cabinetry, and three versatile bedrooms perfect for a growing household, guests, or a home office. Enjoy the convenience of community amenities and a central location close to shopping, dining, major freeways, and everyday essentials. Whether you're a first-time buyer, looking to downsize, or seeking an affordable opportunity to own in Long Beach, this home is full of potential and ready for its next c

Key facts

• 3 parking spots
• Community pool
• Built 1970

Property features AI

Finance

• Other: No landscaping on lot; Directions: E Artesia Blvd is the cross street
• Financial info: Land lease of $1,600 per month (park provided); rent includes gardener and pool
• HOA & community: Part of an association; Community curbs; Park name: Villa Park Mobile Estates; Manager approval required; Pets: contact manager

Exterior

• Parking: Attached carport with 3 parking spaces
• Security: Wrought iron security fencing
• Utilities: Public sewer; District/public water; Electricity available; Water available
• Home design: Single-story home; Entry on main level; Mobile home remains (12' x 48'); Has a view
• Construction: Year built reported by seller
• Exterior features: Front porch with tile; In-ground community pool; One shed on property

Interior

• Kitchen: Kitchen present
• Bedrooms: All bedrooms on ground level
• Flooring: Tile; Vinyl; Laminate
• Bathrooms: Shower in tub; Exhaust fan
• Interior features: Ceiling fan; Smoke detector
• Laundry & utility: Washer included; Dryer included; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $167k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Cap rate 11.8% 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.
• Zoned schools: Powell Academy For Success (math 24% / reading 36%, grade F, #834 of 1,571 statewide, top 54%, 806 students, 73% FRL); Helen Keller Middle (math 51% / reading 68%, grade B, #61 of 498 statewide, top 12%, 459 students, 31% FRL); Jordan High (math 12% / reading 35%, grade F, #935 of 1,170 statewide, top 80%, 2,241 students, 66% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 100 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 40% of the median local income ($73k/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 $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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago 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 $167,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $124,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6475 ATLANTIC Ave	0.21mi	2/2.0 (-1)	600 (+4%)	19mo	$130,000	$217	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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.40×
• Total profit: $18,862
• Equity at exit: $24,900

10-year hold

• IRR: 18.6%
• Equity multiple: 2.47×
• Total profit: $68,743
• Equity at exit: $14,439

Cash invested: $46,760 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $760

Break-even live

Break-even rent $1,461

Max offer price $167,000

Occupancy floor 64%

Sensitivity live

Price	-10% $876	-5% $818	+0% $760	+5% $703	+10% $645
Rent	-10% $569	-5% $665	+0% $760	+5% $856	+10% $952
Rate	-1.0pp $844	-0.5pp $803	base $760	+0.5pp $717	+1.0pp $673

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 E 59th St Unit 147 Long Beach, CA	2.0	2.0	740	$2,650	$3.58	0d	1	0.61mi
147 E 59th St Unit 147 A Long Beach, CA	2.0	2.0	740	$2,650	$3.58	5d	1	0.61mi
195 E Hullett St Long Beach, CA	3.0	1.0	725	$2,595	$3.58	18d	1	0.70mi
171 1/2 E 68th Way Long Beach, CA	2.0	1.0	610	$2,400	$3.93	26d	1	0.87mi
169 E 68th Way Unit 1 Long Beach, CA	2.0	1.0	610	$2,400	$3.93	26d	1	0.88mi
5557 Olive Ave Long Beach, CA	2.0	1.0	500	$2,800	$5.60	45d	1	1.00mi
7029 Orange Ave Long Beach, CA	2.0	1.0	700	$2,519	$3.60	45d	1	1.02mi
5476 Linden Ave Unit 6 Long Beach, CA	2.0	1.0	525	$2,150	$4.10	45d	1	1.07mi
409 E Market St Long Beach, CA	2.0	1.0	750	$1,995	$2.66	45d	1	1.13mi
134 E Market St Long Beach, CA	2.0	1.0	600	$2,000	$3.33	0d	1	1.19mi
134 E Market St Long Beach, CA	2.0	1.0	600	$2,000	$3.33	23d	1	1.19mi
134 E Market St Long Beach, CA	2.0	1.0	600	$2,000	$3.33	45d	1	1.19mi
61 W Louise St Long Beach, CA	2.0	1.0	605	$2,650	$4.38	0d	1	1.21mi
6843 Delta Ave Long Beach, CA	2.0	1.0	600	$2,600	$4.33	45d	1	1.24mi
1164 E Market St #3 Long Beach, CA	2.0	1.0	600	$1,899	$3.17	45d	1	1.32mi
1164 E Market St Unit 2 Long Beach, CA	2.0	1.0	600	$1,850	$3.08	7d	1	1.32mi
1728 E Rogers St Long Beach, CA	2.0	1.0	715	$2,895	$4.05	26d	1	1.43mi
1231 E 53rd St Unit A Long Beach, CA	2.0	1.0	672	$2,300	$3.42	45d	1	1.44mi
1231 E 53rd St Long Beach, CA	2.0	1.0	672	$2,000	$2.98	26d	1	1.44mi

Listing history 8 events

1. 2026-06-21
   days on market $167,000 Active 11 DOM
2. 2026-06-18
   days on market $167,000 Active 8 DOM
3. 2026-06-17
   days on market $167,000 Active 7 DOM
4. 2026-06-16
   days on market $167,000 Active 6 DOM
5. 2026-06-15
   days on market $167,000 Active 5 DOM
6. 2026-06-13
   days on market $167,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $167,000 Active 2 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: $29,079
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$835
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$4,858
• Taxable income: $6,873
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $7,473/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

+377.1% since first listed

5 events — show timeline

• 2026-06-09 Listed $167,000 CRMLS
• 2007-06-14 Listing Removed — CRMLS
• 2007-02-13 Listed $20,000 CRMLS
• 2006-11-19 Listing Removed — CRMLS
• 2006-07-18 Listed $35,000 CRMLS