1900 E 6th · Long Beach, CA 90802

$899,000

2 bd · 1.0 ba · 1,066 sqft · MultiFamily public records · 132 Days on market

Built 1911 7,493 sqft lot $843/sqft · 110% above area Est $1053k · 15% under

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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 +16.1/30.0
• ARV discount +14.1/15.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Three unit investment opportunity in Alamitos Beach, just minutes from the beach & Downtown and walking distance to the revitalized 4th Street Corridor. The property offers a unique mix and vintage character. The front unit is a freestanding 2 bedroom/1 bathroom 1911 Craftsman bungalow with a large covered porch, Arts & Crafts beam and rafter details, staggered wood clapboard siding, saw tooth wood eve vents, and decorative pyramidal post details & chimney. The front unit also has a fenced front yard, gated side yard for storage, and a long driveway offering parking for numerous vehicles. The back 2 units are a Spanish style building with ample parking accessed by an alley. The rear lower unit is 2 bedroom/1 bathroom and the upper unit is a 1 bedroom/1 bathroom. The lot is spacious and could offer upside and potential for additional development, ADUs, etc. (buyer to verify with city). The property presents many possibilities, from an pure income investment or an owner occupied front house with two units in the rear to offset costs. Location is well rounded close to the beach, dining, shopping, and entertainment.

Key facts

• Large covered porch
• Fenced front yard
• Alamitos beach

Tags

• ALAMITOS BEACH
• LARGE COVERED PORCH
• ARTS AND CRAFTS BEAM DETAILS
• SAW TOOTH WOOD EVE VENTS
• FENCED FRONT YARD
• GATED SIDE YARD FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive. Per door: $153/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $786k (12.6% below list).
• Recommended offer: $786k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+1.1%/yr); 207 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); 45% 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).
• At $7,858/mo this rent would consume 127% of the median local household income ($75k/yr) (locally 4689% 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 $6k of loan paydown is wiped out by about $27k 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

• It's been on market 132 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $246k; list at $899k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $785,800 (12.6% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 13% 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 1911 — 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: 0.87% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $1,053,416
• List price: $899,000
• Delta: -14.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2513 E 11th St	0.61mi	2/2.0	1,122 (+5%)	12mo	$750,000	$668	49
727 Martin Luther King Jr Ave	0.71mi	2/2.0	1,040 (-2%)	18mo	$599,900	$577	44
736 N Washington Pl	0.73mi	2/2.0	1,040 (-2%)	19mo	$540,000	$519	43
1184 E 9th St	0.52mi	2/2.0	1,200 (+13%)	22mo	$780,000	$650	33

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 · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-131,055
• Equity at exit: $134,044

10-year hold

• IRR: -9.4%
• Equity multiple: 0.47×
• Total profit: $-134,237
• Equity at exit: $77,729

Cash invested: $251,720 (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 90802

• Home prices YoY: -26.1%
• Rents YoY: 1.1%
• Active inventory: 207
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $7,858 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$660 /mo · $7,919/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,650
• Net cashflow: $459

Break-even live

Break-even rent $7,277

Max offer price $899,000

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$7,857
Total (3 units)			$7,858

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 Rose Ave Unit 455-06 Long Beach, CA	2.0	1.0	825	$2,172	$2.63	24d	1	0.12mi
445 Rose Ave Long Beach, CA	2.0	1.0	825	$2,195	$2.66	44d	1	0.12mi
1813 E 7th St Unit 1815 Long Beach, CA	2.0	1.0	995	$1,995	$2.01	24d	1	0.12mi
1637 E 5th St #204 Long Beach, CA	2.0	2.0	900	$2,500	$2.78	44d	1	0.13mi
1636 E 6th St Long Beach, CA	2.0	2.0	712	$2,195	$3.08	13d	1	0.13mi
430 Gaviota Ave Long Beach, CA	2.0	2.0	1050	$2,720	$2.59	44d	1	0.15mi
430 Gaviota Ave Apt 201 Long Beach, CA	2.0	2.0	1010	$2,795	$2.77	44d	1	0.15mi
432 Walnut Ave Unit 442 Long Beach, CA	1.0	1.5	800	$2,245	$2.81	5d	1	0.20mi
787 Gardenia Ave Long Beach, CA	1.0	1.0	750	$1,795	$2.39	44d	1	0.20mi
605 Walnut Ave Unit 10 Long Beach, CA	2.0	1.5	900	$2,400	$2.67	44d	1	0.20mi
1905 E Florida St Long Beach, CA	2.0	1.0	863	$2,495	$2.89	13d	1	0.20mi
623 Walnut Ave Long Beach, CA	2.0	2.0	794	$2,395	$3.02	4d	1	0.20mi
623 Walnut Ave Long Beach, CA	2.0	2.0	794	$2,395	$3.02	24d	1	0.20mi
787 Cherry Ave Unit 4 Long Beach, CA	2.0	2.0	740	$2,094	$2.83	24d	1	0.21mi
755 Gaviota Ave #2 Long Beach, CA	2.0	2.0	780	$2,595	$3.33	24d	1	0.21mi
811 Gardenia Ave Unit 06 Long Beach, CA	2.0	1.0	803	$2,145	$2.67	44d	1	0.24mi
800 Rose Ave Unit 304 Long Beach, CA	2.0	2.0	750	$2,100	$2.80	44d	1	0.24mi
800 Rose Ave Unit 306 Long Beach, CA	2.0	2.0	800	$2,195	$2.74	44d	1	0.24mi
630 Nebraska Ave Unit 03 Long Beach, CA	2.0	1.0	860	$2,495	$2.90	19d	1	0.25mi
2245 E 6th St Unit 202 Long Beach, CA	2.0	2.0	1008	$2,795	$2.77	44d	1	0.25mi
630 Nebraska Ave Unit 06 Long Beach, CA	2.0	1.0	1200	$2,695	$2.25	22d	1	0.25mi
638 Nebraska Ave Long Beach, CA	2.0	1.0	1000	$2,295	$2.29	17d	1	0.26mi
1635 E Erie St Long Beach, CA	1.0	1.0	850	$1,895	$2.23	24d	1	0.27mi
367 Junipero Ave Long Beach, CA	2.0	1.0	1200	$1,200	$1.00	21d	1	0.31mi
1415 E 4th St #7 Long Beach, CA	2.0	1.0	864	$2,350	$2.72	44d	1	0.31mi
910 Gaviota Ave Unit 05 Long Beach, CA	2.0	1.0	785	$2,045	$2.61	44d	1	0.31mi
840 Walnut Ave Long Beach, CA	2.0	1.0	890	$1,775	$1.99	17d	1	0.32mi
1436 E 8th St Unit A Long Beach, CA	2.0	1.0	1000	$2,275	$2.27	24d	1	0.33mi
1810 E 10th St Long Beach, CA	3.0	1.0	1372	$3,750	$2.73	3d	1	0.33mi
2320 E 6th St Unit 2320-02 Long Beach, CA	2.0	1.0	800	$2,395	$2.99	4d	1	0.33mi
1429 E Florida St Apt 203 Long Beach, CA	2.0	2.0	725	$2,395	$3.30	44d	1	0.34mi
1429 E Florida St Unit 303 Long Beach, CA	2.0	2.0	725	$2,495	$3.44	44d	1	0.34mi
2033 E 3rd St Long Beach, CA	2.0	2.0	936	$2,650	$2.83	13d	1	0.35mi
1735 E 10th St Unit A Long Beach, CA	2.0	1.0	750	$2,050	$2.73	44d	1	0.36mi
1350 E 8th St Long Beach, CA	3.0	2.0	1200	$3,700	$3.08	3d	1	0.37mi
1350 E 8th St Long Beach, CA	2.0	1.0	1187	$3,200	$2.70	13d	1	0.37mi
2430 E 7th St Long Beach, CA	3.0	3.0	1236	$3,999	$3.24	44d	1	0.38mi
2420 E 5th St Unit B14 Long Beach, CA	1.0	1.0	700	$2,200	$3.14	11d	1	0.38mi
2075 E 3rd St Unit G Long Beach, CA	1.0	1.0	1000	$2,995	$3.00	44d	1	0.38mi
2075 E 3rd St Apt S Long Beach, CA	2.0	1.5	1250	$4,500	$3.60	44d	1	0.38mi

Listing history 16 events

1. 2026-06-18
   days on market $899,000 Active 132 DOM
2. 2026-06-17
   days on market $899,000 Active 131 DOM
3. 2026-06-16
   days on market $899,000 Active 130 DOM
4. 2026-06-15
   days on market $899,000 Active 129 DOM
5. 2026-06-13
   days on market $899,000 Active 127 DOM
6. 2026-06-13
   days on market $899,000 Active 126 DOM
7. 2026-06-09
   days on market $899,000 Active 123 DOM
8. 2026-06-08
   days on market $899,000 Active 122 DOM
9. 2026-06-07
   days on market $899,000 Active 121 DOM
10. 2026-06-04
    days on market $899,000 Active 118 DOM
11. 2026-06-03
    days on market $899,000 Active 117 DOM
12. 2026-06-02
    days on market $899,000 Active 116 DOM
13. 2026-06-01
    days on market $899,000 Active 115 DOM
14. 2026-05-31
    days on market $899,000 Active 114 DOM
15. 2026-02-06
    listed $899,000 Active 1147-char remark

    Show marketing remark (1147 chars)

    Three unit investment opportunity in Alamitos Beach, just minutes from the beach & Downtown and walking distance to the revitalized 4th Street Corridor. The property offers a unique mix and vintage character. The front unit is a freestanding 2 bedroom/1 bathroom 1911 Craftsman bungalow with a large covered porch, Arts & Crafts beam and rafter details, staggered wood clapboard siding, saw tooth wood eve vents, and decorative pyramidal post details & chimney. The front unit also has a fenced front yard, gated side yard for storage, and a long driveway offering parking for numerous vehicles. The back 2 units are a Spanish style building with ample parking accessed by an alley. The rear lower unit is 2 bedroom/1 bathroom and the upper unit is a 1 bedroom/1 bathroom. The lot is spacious and could offer upside and potential for additional development, ADUs, etc. (buyer to verify with city). The property presents many possibilities, from an pure income investment or an owner occupied front house with two units in the rear to offset costs. Location is well rounded close to the beach, dining, shopping, and entertainment.

16. 1989-04-26
    soldstatus $246,000

ⓘ 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: $7,919 · $660/mo
• Projected year-2 tax: $7,919 · $660/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 ≥86°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: $94,296
• − Mortgage interest: −$50,358
• − Property taxes: −$7,919
• − Insurance: −$4,495
• − Repairs & maintenance: −$7,544
• − Management: −$7,544
• − Depreciation: −$26,153
• Taxable loss: −$9,716
• Est. tax savings @ 24.0%: +$2,332
• After-tax cash flow: $7,839/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): 40,434
• Household income: $74,510
• Rent vs Own: 79.0% rent · 21.0% own
• Severe rent burden: 4689.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 32% Black 15% Two or more races 14% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Estonian 2%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 3% 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: ▼ -134.40%
• Current HPI: 380.7305
• Rent YoY: ▲ 1.14%
• 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

+265.4% since first listed

2 events — show timeline

• 2026-02-06 Listed $899,000 CRMLS
• 1989-04-26 Sold (Public Records) $246,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $7,919 · +4.2% YoY. Source: county tax records.