936 Olive Ave · Long Beach, CA 90813

$1,710,000

3 bd · 10.0 ba · 5,699 sqft · MultiFamily public records · 111 Days on market

Built 1922 6,289 sqft lot $300/sqft · 5% above area Est $1622k · 5% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.1/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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 MLS

Turnkey 10-Unit Property in Prime North East Village – Priced to Sell! Major Price Reduction! Located in the vibrant and densely populated North East Village neighborhood, this fully stabilized 10-unit property is an exceptional investment opportunity. Priced at just $171K per unit, it is currently operating at a 8.76 Gross Rent Multiplier (GRM) and a 6.7% cap rate based on current rents. At market rent levels, the GRM improves to 8.33, and the cap rate increases to 6.9%. The unit mix includes 7 studios, 2 one-bedrooms, and 1 two-bedroom unit. All units have been remodeled, and major upgrades—including a new roof and updated main electrical panel—were completed in 2024. The building is master-metered with a RUBS (Ratio Utility Billing System) in place, currently recapturing 80% of utility expenses. An on-site coin-operated laundry room adds convenience for tenants and generates additional income. The exterior has been freshly painted, enhancing curb appeal. Ideally situated near St. Mary Medical Center, downtown Long Beach, the beach, and major freeways, this property offers excellent accessibility and strong rental demand. Don’t miss this rare opportunity to acquire a turnkey asset at an attractive price. (Virtual Staging)

Key facts

• 6,289 sq ft lot
• Built 1922
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 10 × 4-bed/1.0-bath units multifamily listed at $1.71M.

Deal economics

• At list price, monthly cash flow is $11k ($129k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($28k rent vs $1.71M).
• Recommended offer: $1.56M (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• Market conditions: Rents soft (-0.3%/yr); 82 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $28,332/mo this rent would consume 624% of the median local household income ($55k/yr) (locally 4941% 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 $12k of loan paydown is wiped out by about $51k 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 + 0.0% rent growth), your $479k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($1.56M) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 25y 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.

Risks & watch-outs

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

Recommended offer $1,556,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.66% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.90%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $1,622,257
• List price: $1,710,000
• Delta: 5.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.68×
• Total profit: $323,825
• Equity at exit: $254,967

10-year hold

• IRR: 23.7%
• Equity multiple: 2.76×
• Total profit: $842,695
• Equity at exit: $147,850

Cash invested: $478,800 (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 90813

• Rents YoY: -0.3%
• Active inventory: 82
• Price-to-rent: 50.3×

Monthly cashflow live

• Estimated rent: $28,332 high
• Mortgage (P&I): −$8,967
• Tax from tax record: −$1,969 /mo · $23,626/yr
• Insurance: −$712
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,950
• Net cashflow: $10,734

Break-even live

Break-even rent $14,745

Max offer price $1,710,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 10× units	4	1	$28,330
Total (10 units)			$28,332

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: $427,500
• Closing costs: $51,300
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-05-31
   days on market $1,710,000 Active 111 DOM
2. 2026-04-16
   price $1,710,000 1270-char remark

   Show marketing remark (1270 chars)

   Turnkey 10-Unit Property in Prime North East Village – Priced to Sell! Major Price Reduction! Located in the vibrant and densely populated North East Village neighborhood, this fully stabilized 10-unit property is an exceptional investment opportunity. Priced at just $171K per unit, it is currently operating at a 8.76 Gross Rent Multiplier (GRM) and a 6.7% cap rate based on current rents. At market rent levels, the GRM improves to 8.33, and the cap rate increases to 6.9%. The unit mix includes 7 studios, 2 one-bedrooms, and 1 two-bedroom unit. All units have been remodeled, and major upgrades—including a new roof and updated main electrical panel—were completed in 2024. The building is master-metered with a RUBS (Ratio Utility Billing System) in place, currently recapturing 80% of utility expenses. An on-site coin-operated laundry room adds convenience for tenants and generates additional income. The exterior has been freshly painted, enhancing curb appeal. Ideally situated near St. Mary Medical Center, downtown Long Beach, the beach, and major freeways, this property offers excellent accessibility and strong rental demand. Don’t miss this rare opportunity to acquire a turnkey asset at an attractive price. (Virtual Staging)

3. 2026-02-09
   listed $1,795,000 Active 1270-char remark

   Show marketing remark (1270 chars)

   Turnkey 10-Unit Property in Prime North East Village – Priced to Sell! Major Price Reduction! Located in the vibrant and densely populated North East Village neighborhood, this fully stabilized 10-unit property is an exceptional investment opportunity. Priced at just $171K per unit, it is currently operating at a 8.76 Gross Rent Multiplier (GRM) and a 6.7% cap rate based on current rents. At market rent levels, the GRM improves to 8.33, and the cap rate increases to 6.9%. The unit mix includes 7 studios, 2 one-bedrooms, and 1 two-bedroom unit. All units have been remodeled, and major upgrades—including a new roof and updated main electrical panel—were completed in 2024. The building is master-metered with a RUBS (Ratio Utility Billing System) in place, currently recapturing 80% of utility expenses. An on-site coin-operated laundry room adds convenience for tenants and generates additional income. The exterior has been freshly painted, enhancing curb appeal. Ideally situated near St. Mary Medical Center, downtown Long Beach, the beach, and major freeways, this property offers excellent accessibility and strong rental demand. Don’t miss this rare opportunity to acquire a turnkey asset at an attractive price. (Virtual Staging)

4. 2026-02-09
   historical $1,795,000 1270-char remark

   Show marketing remark (1270 chars)

   Turnkey 10-Unit Property in Prime North East Village – Priced to Sell! Major Price Reduction! Located in the vibrant and densely populated North East Village neighborhood, this fully stabilized 10-unit property is an exceptional investment opportunity. Priced at just $171K per unit, it is currently operating at a 8.76 Gross Rent Multiplier (GRM) and a 6.7% cap rate based on current rents. At market rent levels, the GRM improves to 8.33, and the cap rate increases to 6.9%. The unit mix includes 7 studios, 2 one-bedrooms, and 1 two-bedroom unit. All units have been remodeled, and major upgrades—including a new roof and updated main electrical panel—were completed in 2024. The building is master-metered with a RUBS (Ratio Utility Billing System) in place, currently recapturing 80% of utility expenses. An on-site coin-operated laundry room adds convenience for tenants and generates additional income. The exterior has been freshly painted, enhancing curb appeal. Ideally situated near St. Mary Medical Center, downtown Long Beach, the beach, and major freeways, this property offers excellent accessibility and strong rental demand. Don’t miss this rare opportunity to acquire a turnkey asset at an attractive price. (Virtual Staging)

5. 2025-12-05
   historical
6. 2025-10-28
   status Active
7. 2025-08-29
   historical Active Under Contract
8. 2025-06-12
   listed $1,850,000 Active
9. 2025-06-11
   historical
10. 2024-12-30
    historical
11. 2024-10-17
    listed $2,080,000 Active
12. 2024-10-16
    historical
13. 2024-01-20
    historical $1,775
14. 2023-12-28
    listed $1,775
15. 2018-01-23
    soldstatus $1,500,000
16. 2014-08-28
    soldstatus $697,000
17. 2013-10-16
    historical
18. 2013-06-05
    price $850,000
19. 2013-05-31
    listed $830,000 Active
20. 2013-05-01
    historical
21. 2013-04-06
    price $850,000
22. 2013-03-16
    listed $880,000 Active
23. 2010-02-25
    soldstatus $690,000 Closed
24. 2010-01-13
    status Pending
25. 2009-10-30
    listed $685,000 Active
26. 2008-04-10
    soldstatus $1,000,000
27. 2007-01-01
    historical
28. 2006-11-28
    listed $1,199,900
29. 2005-04-16
    soldstatus $700,000
30. 2005-04-01
    soldstatus $700,000
31. 2005-01-16
    historical
32. 2004-09-15
    listed $819,000
33. 2004-09-15
    listed $849,000
34. 2004-03-25
    soldstatus $685,000
35. 2004-02-01
    soldstatus $680,000
36. 2003-10-30
    listed $675,000
37. 2003-08-21
    historical
38. 2003-07-14
    listed $664,900
39. 2003-05-22
    soldstatus $525,000
40. 2002-07-17
    soldstatus $365,000
41. 2001-08-10
    historical
42. 2001-05-10
    listed $325,000
43. 1988-04-28
    soldstatus $175,000

ⓘ 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: $23,626 · $1,969/mo
• Projected year-2 tax: $23,626 · $1,969/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥88°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $339,984
• − Mortgage interest: −$95,787
• − Property taxes: −$23,626
• − Insurance: −$8,550
• − Repairs & maintenance: −$27,199
• − Management: −$27,199
• − Depreciation: −$49,745
• Taxable income: $107,879
• Est. tax owed @ 24.0%: −$25,891
• After-tax cash flow: $102,912/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): 51,241
• Household income: $54,526
• Rent vs Own: 84.9% rent · 15.1% own
• Severe rent burden: 4941.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 13% Asian 12% Black 11% White 9% Native American 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 36% · Canada, South Korea, Vietnam
• Languages at home: 33% English-only · Spanish 56% Other Asian/Pacific 6% 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: ▼ -468.88%
• Current HPI: 480.8118
• Rent YoY: ▼ -0.34%
• 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

+877.1% since first listed

42 events — show timeline

• 2026-04-16 Price Changed $1,710,000 CRMLS
• 2026-02-09 Listed $1,795,000 CRMLS
• 2026-02-09 Coming Soon $1,795,000 CRMLS
• 2025-12-05 Listing Removed — CRMLS
• 2025-10-28 Relisted — CRMLS
• 2025-08-29 Contingent — CRMLS
• 2025-06-12 Listed $1,850,000 CRMLS
• 2025-06-11 Coming Soon — CRMLS
• 2024-12-30 Listing Removed — CRMLS
• 2024-10-17 Listed $2,080,000 CRMLS
• 2024-10-16 Coming Soon — CRMLS
• 2024-01-20 Rental Removed $1,775 APPFOLIO
• 2023-12-28 Listed for Rent $1,775 APPFOLIO
• 2018-01-23 Sold (Public Records) $1,500,000 Public Records
• 2014-08-28 Sold (Public Records) $697,000 Public Records
• 2013-10-16 Listing Removed — CRMLS
• 2013-06-05 Price Changed $850,000 CRMLS
• 2013-05-31 Listed $830,000 CRMLS
• 2013-05-01 Listing Removed — CRMLS
• 2013-04-06 Price Changed $850,000 CRMLS
• 2013-03-16 Listed $880,000 CRMLS
• 2010-02-25 Sold (MLS) $690,000 CRMLS
• 2010-01-13 Pending — CRMLS
• 2009-10-30 Listed $685,000 CRMLS
• 2008-04-10 Sold (Public Records) $1,000,000 Public Records
• 2007-01-01 Listing Removed — CRMLS
• 2006-11-28 Listed $1,199,900 CRMLS
• 2005-04-16 Sold (MLS) $700,000 CRMLS
• 2005-04-01 Sold (Public Records) $700,000 Public Records
• 2005-01-16 Listing Removed — CRMLS
• 2004-09-15 Listed $849,000 CRMLS
• 2004-09-15 Listed $819,000 CRMLS
• 2004-03-25 Sold (Public Records) $685,000 Public Records
• 2004-02-01 Sold (MLS) $680,000 CRMLS
• 2003-10-30 Listed $675,000 CRMLS
• 2003-08-21 Listing Removed — CRMLS
• 2003-07-14 Listed $664,900 CRMLS
• 2003-05-22 Sold (Public Records) $525,000 Public Records
• 2002-07-17 Sold (Public Records) $365,000 Public Records
• 2001-08-10 Listing Removed — CRMLS
• 2001-05-10 Listed $325,000 CRMLS
• 1988-04-28 Sold (Public Records) $175,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $23,626 · +4.6% YoY. Source: county tax records.