207 Mira Mar · Long Beach, CA 90803

$1,945,000

4 bd · 4.0 ba · 3,024 sqft · MultiFamily public records · 14 Days on market

Built 1922 3,780 sqft lot Est $1790k · 9% 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• Schools +3.7/10.0
• ARV discount +3.6/15.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investment highlights: 5 turnkey 1-bed/1-bath units in a highly desirable coastal rental market. sq ft 520sq ft. to 700 sq ft. ALL UNITS ARE RENTED Prime Belmont Heights location near the beach, dining, and retail, supporting strong long-term tenant demand. Classic 1920s construction with character, updated interiors, and on-site parking (2 garages + 2 additional spaces). This asset offers solid in-place income with value-add potential through rent optimization, cosmetic improvements, and repositioning over time. ADU POTENTIAL Reach out to me for the more information. If you need financing I will put you in touch with a couple of lenders who will walk you through projected returns ba

Key facts

• Adu potential
• On-site parking
• Updated interiors

Tags

• PRIME BELMONT HEIGHTS LOCATION
• CLASSIC 1920S CONSTRUCTION
• UPDATED INTERIORS
• ON-SITE PARKING
• ADU POTENTIAL
• STRONG LONG-TERM TENANT DEMAND

Property features AI

Finance

• Other: Total building area reported: 3,592 (unit of measure not shown); Lot features: 2-5 units per acre
• Financial info: Gross scheduled income: $10,950; Actual/total rent reported: $10,350; Gross income: $10,950; Net operating income: $8,128; Laundry income: $150; Operating expense: $2,822; Other expense: $75 (Fire); Pest control expense: $660; Licenses expense: $718; Insurance expense: $3,260; Electric expense: $47; New taxes expense: $26,257; Property is subject to rent control
• HOA & community: Community features: street lighting, storm drains, sidewalks, park

Exterior

• Parking: Two garage spaces; Two uncovered parking spaces; Assigned parking; Built-in storage in parking; Total of four parking spaces; Two rented garages
• Utilities: Public/District water; Public sewer; Standard electric service; Telephone and cable available and connected; Separate water, gas, and electric meters for each unit (5 separate meters)
• Home design: Attached community apartment (multi-unit building); Two stories; One building with five total units; Common wall: 1 common wall; Entry level: 1
• Construction: Year built from assessor (year not shown)
• Exterior features: No pool

Interior

• Kitchen: Gas cooktop; Microwave; Built-in range; Gas oven; All units include range and refrigerator (5 units)
• Bedrooms: Five total bedrooms (unit-level breakdown not shown)
• Bathrooms: Five full bathrooms (unit-level breakdown not shown)
• Heating & cooling: Space heater(s); Wall/window cooling units
• Interior features: Unfurnished; Storage space; Two levels
• Laundry & utility: Laundry area; Laundry income from on-site machines

What this means for you Summary

Snapshot

• This is a 8 × 3-bed/3.1-bath units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive. Per door: $534/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.95M).
• Cap rate 8.9% 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 (+1.7%/yr); 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $20,795/mo this rent would consume 218% of the median local household income ($115k/yr) (locally 1537% 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 $13k of loan paydown is wiped out by about $58k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.
• Current owner paid $810k; list at $1.95M implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,945,000

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 1922 — 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: 1.07% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $1,790,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
254 Newport Ave	0.34mi	4/4.0	2,893 (-4%)	12mo	$1,660,000	$574	67
150 Saint Joseph	0.57mi	4/5.0	2,966 (-2%)	1mo	$1,850,000	$624	66
101 Argonne	0.59mi	4/3.5	3,028 (+0%)	7mo	$2,300,000	$760	65
24 Roswell	0.29mi	3/5.0 (-1)	2,780 (-8%)	3mo	$1,875,000	$674	62
223 Bennett	0.26mi	5/2.0 (+1)	3,240 (+7%)	3mo	$1,660,000	$512	60
208 Park Ave	0.57mi	4/—	3,046 (+1%)	15mo	$1,550,000	$509	60
262 Euclid Ave	0.31mi	5/4.0 (+1)	2,813 (-7%)	15mo	$1,930,000	$686	56
118 Roycroft Ave	0.48mi	5/3.0 (+1)	2,722 (-10%)	2mo	$1,610,000	$591	50
4112 E 5th St	0.68mi	5/3.0 (+1)	2,992 (-1%)	12mo	$1,542,000	$515	48
132 St Joseph Ave	0.57mi	4/2.0	2,745 (-9%)	9mo	$1,625,000	$592	43
268 Park Ave	0.62mi	4/3.5	2,715 (-10%)	14mo	$1,950,000	$718	40
338 Prospect Ave	0.60mi	5/3.0 (+1)	2,674 (-12%)	9mo	$1,561,000	$584	36

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-70,665
• Equity at exit: $290,006

10-year hold

• IRR: 4.7%
• Equity multiple: 1.33×
• Total profit: $178,155
• Equity at exit: $168,168

Cash invested: $544,600 (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: 62.4×

Monthly cashflow live

• Estimated rent: $20,795 medium
• Mortgage (P&I): −$10,200
• Tax from tax record: −$1,143 /mo · $13,720/yr
• Insurance: −$810
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,367
• Net cashflow: $4,275

Break-even live

Break-even rent $15,384

Max offer price $1,945,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 8× units	3	3.1	$20,792
Total (8 units)			$20,795

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: $486,250
• Closing costs: $58,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
386 Orlena Ave Long Beach, CA	4.0	4.0	2948	$8,500	$2.88	44d	1	1.11mi
927 Freeman Ave Long Beach, CA	4.0	4.0	2300	$5,700	$2.48	5d	1	1.19mi
13 Rivo Alto Canal Long Beach, CA	3.0	3.5	2246	$10,800	$4.81	19d	1	1.33mi
1724 Bluff Pl Long Beach, CA	4.0	3.5	3100	$16,500	$5.32	44d	1	1.43mi
309 La Jolla St Long Beach, CA	3.0	3.0	2325	$7,995	$3.44	44d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $1,945,000 Active 14 DOM
2. 2026-06-17
   days on market $1,945,000 Active 13 DOM
3. 2026-06-16
   days on market $1,945,000 Active 12 DOM
4. 2026-06-15
   days on market $1,945,000 Active 11 DOM
5. 2026-06-13
   days on market $1,945,000 Active 9 DOM
6. 2026-06-13
   days on market $1,945,000 Active 8 DOM
7. 2026-06-09
   days on market $1,945,000 Active 5 DOM
8. 2026-06-08
   days on market $1,945,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $1,945,000 Active 3 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $13,720 · $1,143/mo
• Projected year-2 tax: $14,782 · $1,232/mo
• Expected delta: +$1,062/yr (+$89/mo · 7.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 23 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: $249,540
• − Mortgage interest: −$108,950
• − Property taxes: −$13,720
• − Insurance: −$9,725
• − Repairs & maintenance: −$19,963
• − Management: −$19,963
• − Depreciation: −$56,582
• Taxable income: $20,637
• Est. tax owed @ 24.0%: −$4,953
• After-tax cash flow: $46,342/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): 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

+69.1% since first listed

25 events — show timeline

• 2026-06-04 Listed $1,945,000 CRMLS
• 2026-04-03 Listing Removed — CRMLS
• 2025-10-17 Listed $2,099,000 CRMLS
• 2025-10-10 Listing Removed — CRMLS
• 2025-08-28 Relisted — CRMLS
• 2025-07-20 Price Changed $2,150,000 CRMLS
• 2025-07-02 Listed $2,250,000 CRMLS
• 2013-01-25 Listed $810,000 CRMLS
• 2013-01-25 Sold (MLS) $810,000 CRMLS
• 2011-09-30 Listing Removed — CRMLS
• 2011-09-22 Price Changed $848,500 CRMLS
• 2011-08-24 Price Changed $849,000 CRMLS
• 2011-08-15 Price Changed $849,900 CRMLS
• 2011-07-25 Price Changed $856,000 CRMLS
• 2011-06-25 Listed $859,000 CRMLS
• 2010-12-02 Listing Removed — CRMLS
• 2010-08-06 Listed $890,000 CRMLS
• 2010-05-04 Listing Removed — CRMLS
• 2010-04-05 Price Changed $899,000 CRMLS
• 2010-02-11 Price Changed $899,500 CRMLS
• 2009-10-17 Listed $899,900 CRMLS
• 2008-09-02 Listing Removed — CRMLS
• 2008-07-22 Listed $1,080,000 CRMLS
• 2006-10-16 Listing Removed — CRMLS
• 2006-03-09 Listed $1,149,900 CRMLS

Property tax history

+5.0%/yr

Latest (2025): $13,720 · +4.6% YoY. Source: county tax records.