6248 GOLDEN SANDS Dr E #216 · Long Beach, CA 90803

$179,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 71 Days on market

Built 1982 Good condition $155/sqft · 11% below area Est $200k · 11% under $146/mo HOA · 4% of rent

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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
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one of So. Cal's Finest Active 55-and-older senior parks. Corner home with freshly recoated 2-carport covered parking space. Spacious living room with plenty of windows, and an open floor plan to the dining room, living room, and family room. Inside the laundry room with a washer and dryer included. Back door access to a large back porch covered by a spacious carport. Heavy-duty work shed for his and hers hobby room or storage space. Breakfast nook in spacious kitchen with pantry.

Key facts

• Breakfast nook
• Pantry
• Large back porch

Tags

• LARGE BACK PORCH
• HEAVY-DUTY WORK SHED
• BREAKFAST NOOK
• PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 38% of the median local income ($115k/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 + 1.7% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.02% ✓
• Cap rate: 16.19%
• Cash-on-cash: 35.34%
• DSCR: 2.57
• GRM: 4.1

CMA / ARV

• ARV (median comp): $200,325
• List price: $179,000
• Delta: -10.65%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Sandpiper #283	0.07mi	2/2.0	1,140 (-1%)	5mo	$135,000	$118	91
6267 Driftwood Dr #310	0.09mi	2/2.0	1,120 (-3%)	11mo	$219,000	$196	82
6245 E Marina View Dr #240	0.07mi	2/2.0	1,100 (-4%)	9mo	$350,000	$318	82
6217 E Golden Sands #336	0.16mi	2/2.0	1,200 (+4%)	6mo	$160,000	$133	80
6231 Emerald Cv	0.10mi	2/2.0	1,200 (+4%)	12mo	$245,000	$204	78
6219 E Sea Breeze Dr #10	0.14mi	2/2.0	1,200 (+4%)	11mo	$150,000	$125	77
6255 E Marina View Dr #148	0.06mi	2/2.0	1,248 (+8%)	8mo	$328,000	$263	77
6256 E Golden Sands #260	0.02mi	2/2.0	1,000 (-13%)	3mo	$185,000	$185	74
6254 Beachcomber	0.05mi	2/2.0	1,267 (+10%)	9mo	$244,900	$193	73
307 N Sandpiper Dr #148	0.07mi	2/2.0	1,000 (-13%)	6mo	$300,000	$300	70
6259 East Sea Breeze Dr #30	0.12mi	2/2.0	1,000 (-13%)	4mo	$138,200	$138	69
6236 E Emerald Cove Dr #169	0.08mi	2/1.0	1,000 (-13%)	7mo	$160,000	$160	65

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: 27.5%
• Equity multiple: 2.12×
• Total profit: $56,208
• Equity at exit: $26,689

10-year hold

• IRR: 34.2%
• Equity multiple: 3.92×
• Total profit: $146,337
• Equity at exit: $15,477

Cash invested: $50,120 (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: 4.1×

Monthly cashflow live

• Estimated rent: $3,619 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$146
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,410

Break-even live

Break-even rent $1,835

Max offer price $179,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,533	-5% $1,471	+0% $1,410	+5% $1,348	+10% $1,286
Rent	-10% $1,124	-5% $1,267	+0% $1,410	+5% $1,552	+10% $1,695
Rate	-1.0pp $1,500	-0.5pp $1,455	base $1,410	+0.5pp $1,363	+1.0pp $1,316

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 E Colorado St Unit A Long Beach, CA	2.0	2.0	924	$4,000	$4.33	44d	1	0.36mi
5980 Bixby Village Dr Long Beach, CA	1.0–2.0	1.0–2.0	749	$3,607	$4.82	2d	20	0.40mi
5926 Bixby Village Dr Long Beach, CA	1.0–2.0	1.0–2.0	875	$3,846	$4.40	3d	17	0.56mi
7217 Marina Pacifica Dr S Long Beach, CA	2.0	3.0	1500	$5,100	$3.40	44d	1	0.60mi
9212 Marina Pacifica Dr N Long Beach, CA	1.0	1.0	926	$3,100	$3.35	44d	1	0.62mi
448 N Bellflower Blvd Long Beach, CA	1.0	1.0	700	$2,395	$3.42	44d	1	0.63mi
576 N Bellflower Blvd Long Beach, CA	1.0–2.0	1.0–2.0	860	$3,195	$3.71	11d	1	0.67mi
777 N Bellflower Blvd Long Beach, CA	1.0–2.0	1.0–2.0	752	$2,300	$3.06	17d	2	0.91mi
777 N Bellflower Blvd Unit 118 Long Beach, CA	2.0	2.0	890	$2,300	$2.58	44d	1	0.91mi
5585 E Pacific Coast Hwy Long Beach, CA	1.0–2.0	1.0–2.0	756	$2,850	$3.77	25d	2	0.95mi
5585 E Pacific Coast Hwy Long Beach, CA	2.0	2.0	913	$2,850	$3.12	6d	1	0.95mi
1025 Palo Verde Ave Long Beach, CA	1.0–2.0	1.0–2.5	1326	$4,808	$3.62	0d	3	0.97mi
60 Rivo Alto Canal Long Beach, CA	1.0	2.0	1360	$6,500	$4.78	19d	1	1.14mi
7084 Island Village Dr Long Beach, CA	3.0	2.0	1227	$4,263	$3.47	19d	1	1.16mi
270 La Verne Ave Unit A Long Beach, CA	3.0	1.0	1150	$3,200	$2.78	44d	1	1.17mi
5343 E The Toledo Unit 5345 Long Beach, CA	3.0	1.0	1300	$3,495	$2.69	20d	1	1.19mi
5400 E The Toledo #410 Long Beach, CA	2.0	2.0	1118	$4,200	$3.76	44d	1	1.23mi
333 1st St Seal Beach, CA	2.0	1.0–2.0	717	$3,710	$5.17	0d	1	1.24mi
5235 E The Toledo Long Beach, CA	1.0	1.0	700	$2,395	$3.42	18d	1	1.28mi
5113 E The Toledo Unit D Long Beach, CA	1.0	1.0	765	$3,495	$4.57	6d	1	1.34mi
6817 E Bacarro St Long Beach, CA	3.0	2.0	1234	$5,000	$4.05	11d	1	1.36mi
5401 E Anaheim Rd Unit 205 Long Beach, CA	2.0	2.0	875	$2,795	$3.19	44d	1	1.41mi
5401 E Anaheim Rd Unit 211 Long Beach, CA	2.0	2.0	875	$2,895	$3.31	20d	1	1.42mi
45 65th Pl Long Beach, CA	3.0	2.0	1100	$4,800	$4.36	0d	1	1.44mi
208 Granada Ave Unit 210D Long Beach, CA	2.0	1.0	725	$2,650	$3.66	44d	1	1.45mi
1045 Marvista Ave Seal Beach, CA	3.0	2.0	1195	$5,950	$4.98	8d	1	1.45mi
6713 E Ocean Blvd Long Beach, CA	3.0	3.0	1500	$6,495	$4.33	16d	1	1.46mi
5575 E Seaside Walk Long Beach, CA	1.0	1.5	700	$3,800	$5.43	44d	1	1.47mi
6117 E Seaside Walk Long Beach, CA	2.0	2.0	1240	$6,500	$5.24	0d	1	1.48mi
6229 E Seaside Walk Apt A Long Beach, CA	3.0	2.0	1400	$4,695	$3.35	44d	1	1.49mi

HOA detail

• Monthly dues: $146 · $1,752/yr

Listing history 12 events

1. 2026-06-18
   days on market $179,000 Active 71 DOM
2. 2026-06-17
   status $179,000 Active 70 DOM
3. 2026-06-13
   statusdays on market $179,000 Pending Sale 70 DOM
4. 2026-06-09
   days on market $179,000 Active 68 DOM
5. 2026-06-08
   days on market $179,000 Active 67 DOM
6. 2026-06-07
   days on market $179,000 Active 66 DOM
7. 2026-06-04
   days on market $179,000 Active 63 DOM
8. 2026-06-03
   days on market $179,000 Active 62 DOM
9. 2026-06-02
   days on market $179,000 Active 61 DOM
10. 2026-06-01
    days on market $179,000 Active 60 DOM
11. 2026-05-31
    days on market $179,000 Active 59 DOM
12. 2026-04-02
    listed $189,000 Active 496-char remark

    Show marketing remark (496 chars)

    Welcome to one of So. Cal's Finest Active 55-and-older senior parks. Corner home with freshly recoated 2-carport covered parking space. Spacious living room with plenty of windows, and an open floor plan to the dining room, living room, and family room. Inside the laundry room with a washer and dryer included. Back door access to a large back porch covered by a spacious carport. Heavy-duty work shed for his and hers hobby room or storage space. Breakfast nook in spacious kitchen with pantry.

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 20 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: $43,428
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$1,692
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − HOA: −$1,752
• − Depreciation: −$5,207
• Taxable income: $15,116
• Est. tax owed @ 24.0%: −$3,628
• After-tax cash flow: $13,286/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home in a senior park is ready for a fresh coat of paint and some landscaping to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean windows — Improves natural light and aesthetics
• Both Upgrade landscaping — Enhances curb appeal and resale value
• Both Replace carpet — Fresh carpet improves comfort and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean windows — Improves natural light and aesthetics ↑
• Both Upgrade landscaping — Enhances curb appeal and resale value ↑
• Both Replace carpet — Fresh carpet improves comfort and resale value ↑

ⓘ 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): 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

1 event — show timeline

• 2026-04-02 Listed $189,000 CRMLS