6665 Long Bch · Long Beach, CA 90805

$159,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 148 Days on market

Built 1988 Good condition $166/sqft · 13% above area ↓ 22% since listing

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

6665 Long Beach Blvd. Unit #J12. Beautifully remodeled 2 Bedroom, 2 Bath Home. Move-in ready. Modern home, featuring an open floor plan perfect for your enjoyment! Enjoy a brand-new kitchen with new cabinetry, and upgraded finishes. New plank flooring throughout the whole home. Mini split A/C in every room for those summer days. Fresh new paint exterior and interior of the home. Two parking spaces which is a big plus. Enjoy your easy commute because you are minutes from 91 and 710 Freeway. Family park all ages welcome. Must see to appreciate. More Photos to Follow.

Key facts

• 2 parking spots
• Built 1988
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $98,521
• List price: $159,000
• Delta: 61.39%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6665 Long Beach Blvd Unit J25	0.00mi	3/1.0 (+1)	1,056 (+10%)	8mo	$144,000	$136	67
6665 Long Beach Blvd Spc D3	0.05mi	3/1.0 (+1)	832 (-13%)	15mo	$110,000	$132	54

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $8,463
• Equity at exit: $23,707

10-year hold

• IRR: 13.4%
• Equity multiple: 2.02×
• Total profit: $45,496
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $572

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 68%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6624 Delta Ave Long Beach, CA	1.0	1.0	600	$1,595	$2.66	25d	1	0.18mi
6843 Delta Ave Long Beach, CA	2.0	1.0	600	$2,600	$4.33	44d	1	0.28mi
169 E 68th Way Unit 1 Long Beach, CA	2.0	1.0	610	$2,400	$3.93	25d	1	0.29mi
171 1/2 E 68th Way Long Beach, CA	2.0	1.0	610	$2,400	$3.93	25d	1	0.29mi
221 E Artesia Blvd Long Beach, CA	1.0	1.0	600	$1,750	$2.92	4d	1	0.32mi
10 W Trafford St Long Beach, CA	1.0	1.0	800	$1,800	$2.25	44d	1	0.57mi
1119 S Chester Ave Unit 1119 Compton, CA	1.0	1.0	650	$1,695	$2.61	7d	1	0.88mi
6479 Atlantic Ave Long Beach, CA	1.0	1.0	526	$1,838	$3.49	3d	5	1.11mi
713 E Cocoa St Unit 713 Compton, CA	2.0	1.0	825	$2,200	$2.67	21d	1	1.13mi
713 E Cocoa St Unit 713 Compton, CA	2.0	1.0	825	$2,200	$2.67	44d	1	1.13mi
713 E Cocoa St Unit 713 Compton, CA	2.0	1.0	825	$2,200	$2.67	25d	1	1.13mi
454 E 63rd St Long Beach, CA	1.0	1.0	630	$2,300	$3.65	19d	1	1.14mi
147 E 59th St Unit 147 A Long Beach, CA	2.0	2.0	740	$2,650	$3.58	4d	1	1.15mi
6067 Jaymills Ave Long Beach, CA	2.0	1.0	781	$2,300	$2.94	44d	1	1.20mi
500 E Poppy St Long Beach, CA	1.0	1.0	551	$1,875	$3.40	15d	1	1.23mi
409 S Harris Ave Unit 409 Compton, CA	3.0	1.0	920	$2,495	$2.71	44d	1	1.23mi
6175 Linden Ave Long Beach, CA	1.0	1.0	562	$1,795	$3.19	10d	1	1.24mi
6151 Linden Ave Long Beach, CA	1.0	1.0	538	$1,795	$3.34	44d	1	1.25mi
15327 S Butler Ave Compton, CA	2.0	1.0	716	$2,875	$4.02	2d	1	1.28mi
195 E Hullett St Long Beach, CA	3.0	1.0	725	$2,595	$3.58	17d	1	1.29mi
247 E Hullett St Unit 8 Long Beach, CA	1.0	1.0	750	$1,895	$2.53	25d	1	1.32mi
77 E Ellis St Unit 79 Long Beach, CA	1.0	1.0	700	$1,850	$2.64	11d	1	1.42mi
5960 Linden Ave #1 Long Beach, CA	2.0	1.0	800	$1,995	$2.49	5d	1	1.42mi
5960 Linden Ave Long Beach, CA	2.0	1.0	800	$1,995	$2.49	5d	1	1.42mi
519 S Tamarind Ave Unit 519 Compton, CA	2.0	1.0	850	$2,575	$3.03	25d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $159,000 Active 148 DOM
2. 2026-06-17
   days on market $159,000 Active 147 DOM
3. 2026-06-16
   days on market $159,000 Active 146 DOM
4. 2026-06-15
   days on market $159,000 Active 145 DOM
5. 2026-06-13
   days on market $159,000 Active 143 DOM
6. 2026-06-13
   days on market $159,000 Active 142 DOM
7. 2026-06-09
   days on market $159,000 Active 139 DOM
8. 2026-06-08
   days on market $159,000 Active 138 DOM
9. 2026-06-07
   days on market $159,000 Active 137 DOM
10. 2026-06-04
    days on market $159,000 Active 134 DOM
11. 2026-06-03
    days on market $159,000 Active 133 DOM
12. 2026-06-02
    days on market $159,000 Active 132 DOM
13. 2026-06-01
    days on market $159,000 Active 131 DOM
14. 2026-05-31
    days on market $159,000 Active 130 DOM
15. 2026-04-27
    price $159,000 571-char remark

    Show marketing remark (571 chars)

    6665 Long Beach Blvd. Unit #J12. Beautifully remodeled 2 Bedroom, 2 Bath Home. Move-in ready. Modern home, featuring an open floor plan perfect for your enjoyment! Enjoy a brand-new kitchen with new cabinetry, and upgraded finishes. New plank flooring throughout the whole home. Mini split A/C in every room for those summer days. Fresh new paint exterior and interior of the home. Two parking spaces which is a big plus. Enjoy your easy commute because you are minutes from 91 and 710 Freeway. Family park all ages welcome. Must see to appreciate. More Photos to Follow.

16. 2026-04-24
    status Active 571-char remark

    Show marketing remark (571 chars)

    6665 Long Beach Blvd. Unit #J12. Beautifully remodeled 2 Bedroom, 2 Bath Home. Move-in ready. Modern home, featuring an open floor plan perfect for your enjoyment! Enjoy a brand-new kitchen with new cabinetry, and upgraded finishes. New plank flooring throughout the whole home. Mini split A/C in every room for those summer days. Fresh new paint exterior and interior of the home. Two parking spaces which is a big plus. Enjoy your easy commute because you are minutes from 91 and 710 Freeway. Family park all ages welcome. Must see to appreciate. More Photos to Follow.

17. 2026-01-19
    listed $170,000 Active 571-char remark

    Show marketing remark (571 chars)

    6665 Long Beach Blvd. Unit #J12. Beautifully remodeled 2 Bedroom, 2 Bath Home. Move-in ready. Modern home, featuring an open floor plan perfect for your enjoyment! Enjoy a brand-new kitchen with new cabinetry, and upgraded finishes. New plank flooring throughout the whole home. Mini split A/C in every room for those summer days. Fresh new paint exterior and interior of the home. Two parking spaces which is a big plus. Enjoy your easy commute because you are minutes from 91 and 710 Freeway. Family park all ages welcome. Must see to appreciate. More Photos to Follow.

18. 2026-01-14
    historical $170,000 571-char remark

    Show marketing remark (571 chars)

    6665 Long Beach Blvd. Unit #J12. Beautifully remodeled 2 Bedroom, 2 Bath Home. Move-in ready. Modern home, featuring an open floor plan perfect for your enjoyment! Enjoy a brand-new kitchen with new cabinetry, and upgraded finishes. New plank flooring throughout the whole home. Mini split A/C in every room for those summer days. Fresh new paint exterior and interior of the home. Two parking spaces which is a big plus. Enjoy your easy commute because you are minutes from 91 and 710 Freeway. Family park all ages welcome. Must see to appreciate. More Photos to Follow.

19. 2019-09-19
    historical
20. 2019-09-03
    price $189,997
21. 2019-08-19
    listed $205,000 Active

ⓘ 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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,374
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$4,625
• Taxable income: $4,602
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $5,755/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 · 11 photos

Good 80/100 Cosmetic rehab

This beautifully remodeled 2-bedroom, 2-bath home is move-in ready with modern finishes and a fresh paint job. It offers a good condition score and is ready for a new owner or tenant.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Add smart home features — Improves convenience and could increase rental value
• Both Add a smart thermostat — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add smart home features — Improves convenience and could increase rental value ↑
• Both Add a smart thermostat — Improves comfort and energy efficiency ↑

ⓘ 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

-22.4% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $159,000 CRMLS
• 2026-04-24 Relisted — CRMLS
• 2026-01-19 Listed $170,000 CRMLS
• 2026-01-14 Coming Soon $170,000 CRMLS
• 2019-09-19 Listing Removed — CRMLS
• 2019-09-03 Price Changed $189,997 CRMLS
• 2019-08-19 Listed $205,000 CRMLS

Property tax history

+7.2%/yr

Latest (2025): $302 · +7.2% YoY. Source: county tax records.