400 E Arbor St E #502 · Long Beach, CA 90805

$165,000

1 bd · 1.0 ba · 588 sqft · Manufactured public records · 34 Days on market

Built 2010 Good condition

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning and Fully Remodeled 2010 Manufactured Home in Long Beach, California. Experience modern living in this impeccably manufactured home. Every detail of this residence has been upgraded to provide a stylish, "like-new" experience both inside and out. From the fresh contemporary paint to the high-end finishes, this home is completely move-in ready. Freshly painted interior, complemented by brand-new waterproof flooring throughout for durability and style. Spacious kitchen with new white cabinets, equiped with a stove, refrigerator, and microwave, along with a washer and dryer included for your convenience. New energy-efficient windows outfitted with new blinds, plus updated do

Key facts

• Fully remodeled
• Move in ready
• Fenced inside yard

Tags

• FULLY REMODELED
• MOVE IN READY
• NEW ENERGY EFFICIENT WINDOWS
• CUSTOM BUILT WOOD STAIRCASE
• FENCED INSIDE YARD
• CUSTOM GRAY PLATFORM DECK

Property features AI

Finance

• Other: One pad in the park; Body type: Single
• Financial info: Land lease of $1,350 per month (park-sourced)
• HOA & community: Park name: Las Brisas Courtyard; Community features include dog park, street lighting, and park; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Assigned permit/decal parking; Off-site parking space (1 uncovered space)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public/district water; Public sewer; Standard electric; Natural gas available and connected; Telephone in street; Cable available; Water, sewer and electricity connected
• Home design: Single-story/mobile home style (one story); Faces east; Model: Golden Pacific; Mobile home remains on site (14' x 41'); Turnkey condition, updated/remodeled
• Construction: Composition shingle roof; Drywall walls; Seismic tie-down foundation
• Exterior features: Enclosed patio and deck; Exterior lighting; Vinyl fencing in good condition; Park nearby; Has view; Private maintained road frontage

Interior

• Kitchen: Kitchen open to family room; Quartz counters; Energy Star appliances; Microwave; Refrigerator; Free-standing range; Gas range; Gas & electric range; Electric water heater / water heater unit
• Bedrooms: Main floor primary bedroom; Main floor bedroom
• Flooring: Laminate flooring
• Bathrooms: Shower in tub; Low-flow shower and low-flow toilet(s); One full bathroom
• Heating & cooling: Combination heating (Energy Star); Wall or window cooling (Energy Star)
• Interior features: Partially furnished or unfurnished options; Quartz counters throughout; High ceilings (9+ feet); Two staircases; Recessed lighting; Open floor plan; Energy Star doors; Double-pane Energy Star windows; Carbon monoxide and smoke detectors; One-level entry
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Gas & electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 31% 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.14% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $108,192
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4865 Holly Ave	0.75mi	1/1.0	600 (+2%)	6mo	$62,750	$105	57
4841 Agate Ave	0.69mi	2/1.0 (+1)	624 (+6%)	6mo	$115,000	$184	48

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $4,310
• Equity at exit: $24,602

10-year hold

• IRR: 11.1%
• Equity multiple: 1.83×
• Total profit: $38,137
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$865
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $520

Break-even live

Break-even rent $1,228

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $613	-5% $566	+0% $520	+5% $473	+10% $426
Rent	-10% $371	-5% $445	+0% $520	+5% $594	+10% $669
Rate	-1.0pp $603	-0.5pp $562	base $520	+0.5pp $477	+1.0pp $433

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5020 Linden Ave Unit 7 Long Beach, CA	1.0	1.0	650	$1,695	$2.61	44d	1	0.25mi
5030 Linden Ave Unit 6 Long Beach, CA	1.0	1.0	650	$1,695	$2.61	44d	1	0.27mi
5036 Linden Ave Unit 3 Long Beach, CA	1.0	1.0	650	$1,795	$2.76	2d	1	0.27mi
48 W Arbor St Long Beach, CA	2.0	1.0	700	$3,000	$4.29	13d	1	0.32mi
5021 Atlantic Ave #45 Long Beach, CA	1.0	1.0	618	$1,800	$2.91	44d	1	0.34mi
498 E 52nd St Long Beach, CA	1.0	1.0	532	$1,995	$3.75	25d	1	0.48mi
4410 Linden Ave Long Beach, CA	2.0	1.0	700	$2,100	$3.00	25d	1	0.51mi
22 E 52nd St Unit 4 Long Beach, CA	1.0	1.0	600	$1,625	$2.71	16d	1	0.53mi
5230 Long Beach Blvd Long Beach, CA	1.0	1.0	600	$1,735	$2.89	44d	1	0.59mi
440 E San Antonio Dr Unit 446, D Long Beach, CA	1.0	1.0	750	$2,295	$3.06	25d	1	0.60mi
4966 Oregon Ave Long Beach, CA	2.0	1.0	620	$2,050	$3.31	44d	1	0.65mi
1090 E San Antonio Dr Unit 1100C Long Beach, CA	1.0	1.0	635	$1,925	$3.03	44d	1	0.66mi
134 E Market St Long Beach, CA	2.0	1.0	600	$2,000	$3.33	22d	1	0.73mi
134 E Market St Long Beach, CA	2.0	1.0	600	$2,000	$3.33	44d	1	0.73mi
409 E Market St Long Beach, CA	2.0	1.0	750	$1,995	$2.66	44d	1	0.73mi
4682 Orange Ave Unit 4682A Long Beach, CA	1.0	1.0	700	$1,795	$2.56	25d	1	0.73mi
4118 Elm Ave Unit 4114-05 Long Beach, CA	1.0	1.0	605	$2,025	$3.35	25d	1	0.75mi
4118 Elm Ave Unit 4114-15 Long Beach, CA	1.0	1.0	605	$2,125	$3.51	13d	1	0.75mi
362 E Louise St Unit 06 Long Beach, CA	1.0	1.0	550	$1,650	$3.00	25d	1	0.76mi
362 E Louise St Apt 11 Long Beach, CA	1.0	1.0	550	$1,650	$3.00	44d	1	0.76mi
4467 1/2 Le Park Dr Long Beach, CA	1.0	1.0	670	$1,835	$2.74	6d	4	0.78mi
5476 Linden Ave Unit 6 Long Beach, CA	2.0	1.0	525	$2,150	$4.10	44d	1	0.83mi
5476 Linden Ave Unit 1 Long Beach, CA	1.0	1.0	415	$1,700	$4.10	44d	1	0.83mi
4510 N Banner Dr #3 Long Beach, CA	1.0	1.0	650	$1,895	$2.92	6d	1	0.86mi
4518 N Banner Dr Apt 2 Long Beach, CA	1.0	1.0	650	$1,995	$3.07	13d	1	0.87mi
4518 N Banner Dr Unit 1 Long Beach, CA	1.0	1.0	700	$1,850	$2.64	6d	1	0.88mi
110 W Market St Long Beach, CA	1.0	1.0	650	$1,795	$2.76	3d	1	0.89mi
640 E Carson St Long Beach, CA	1.0	1.0	664	$2,195	$3.31	3d	1	0.92mi
5547 1/2 Atlantic Ave Unit 5545 Long Beach, CA	1.0	1.0	486	$1,695	$3.49	6d	1	0.93mi
5547 1/2 Atlantic Ave Unit 5545 Long Beach, CA	—	1.0	516	$1,495	$2.90	13d	1	0.93mi
3945 N Virginia Rd Unit 201 Long Beach, CA	1.0	1.0	633	$2,000	$3.16	25d	1	0.93mi
3945 N Virginia Rd Long Beach, CA	1.0	1.0	633	$2,000	$3.16	11d	1	0.93mi
3950 N Virginia Rd Long Beach, CA	—	1.0	425	$1,815	$4.27	13d	2	0.93mi
1164 E Market St Unit 2 Long Beach, CA	2.0	1.0	600	$1,850	$3.08	6d	1	0.94mi
1164 E Market St #3 Long Beach, CA	2.0	1.0	600	$1,899	$3.17	44d	1	0.94mi
1231 E 53rd St Long Beach, CA	2.0	1.0	672	$2,000	$2.98	25d	1	0.94mi
1231 E 53rd St Unit A Long Beach, CA	2.0	1.0	672	$2,300	$3.42	44d	1	0.94mi
3937 Long Beach Blvd Unit C Long Beach, CA	1.0	1.0	600	$2,195	$3.66	5d	1	0.95mi
5605 Linden Ave Unit 02 Long Beach, CA	1.0	1.0	530	$1,695	$3.20	44d	1	0.96mi
77 E Ellis St Unit 79 Long Beach, CA	1.0	1.0	700	$1,850	$2.64	11d	1	0.97mi

Listing history 24 events

1. 2026-06-18
   days on market $165,000 Active 34 DOM
2. 2026-06-17
   days on market $165,000 Active 33 DOM
3. 2026-06-16
   days on market $165,000 Active 32 DOM
4. 2026-06-15
   days on market $165,000 Active 31 DOM
5. 2026-06-13
   days on market $165,000 Active 29 DOM
6. 2026-06-13
   days on market $165,000 Active 28 DOM
7. 2026-06-09
   days on market $165,000 Active 25 DOM
8. 2026-06-08
   days on market $165,000 Active 24 DOM
9. 2026-06-07
   days on market $165,000 Active 23 DOM
10. 2026-06-04
    days on market $165,000 Active 20 DOM
11. 2026-06-03
    days on market $165,000 Active 19 DOM
12. 2026-06-02
    days on market $165,000 Active 18 DOM
13. 2026-06-01
    days on market $165,000 Active 17 DOM
14. 2026-05-31
    days on market $165,000 Active 16 DOM
15. 2026-05-15
    listed $165,000 Active
16. 2014-04-25
    historical
17. 2014-02-05
    listed $35,000 Active
18. 2011-08-30
    historical
19. 2011-06-15
    price $44,900
20. 2011-06-10
    listed $49,900 Active
21. 2010-01-04
    historical
22. 2009-12-24
    price $12,000
23. 2009-12-12
    price $19,000
24. 2009-11-04
    listed $25,000 Active

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$825/yr (+$69/mo · 192.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 22 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: $22,623
• − Mortgage interest: −$9,243
• − Property taxes: −$429
• − Insurance: −$825
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$4,800
• Taxable income: $3,707
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $5,346/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

Good 80/100 Cosmetic rehab

This fully remodeled 2010 manufactured home is move-in ready with fresh paint, new flooring, and energy-efficient windows.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Resale Upgrading appliances — Modernizes kitchen and appeals to buyers
• Both Adding smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Resale Upgrading appliances — Modernizes kitchen and appeals to buyers ↑
• Both Adding smart home features — Improves convenience and marketability ↑

ⓘ 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): 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

+560.0% since first listed

10 events — show timeline

• 2026-05-15 Listed $165,000 CRMLS
• 2014-04-25 Listing Removed — CRMLS
• 2014-02-05 Listed $35,000 CRMLS
• 2011-08-30 Listing Removed — CRMLS
• 2011-06-15 Price Changed $44,900 CRMLS
• 2011-06-10 Listed $49,900 CRMLS
• 2010-01-04 Listing Removed — CRMLS
• 2009-12-24 Price Changed $12,000 CRMLS
• 2009-12-12 Price Changed $19,000 CRMLS
• 2009-11-04 Listed $25,000 CRMLS

Property tax history

+7.2%/yr

Latest (2025): $429 · +7.2% YoY. Source: county tax records.