926 E 11th · Long Beach, CA 90813

$890,000

2 bd · 1.0 ba · 577 sqft · MultiFamily public records · 104 Days on market

Built 1922 2,385 sqft lot $1542/sqft · 200% above area Est $697k · 28% over

---

Why this score? — see what drove the D 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• 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

This Triplex property is Centrally located within minutes to downtown long beach easy access to 405 & 710 freeways completed major renovation on this property with foundation, electrical, plumbing, gas line, Granite counter tops, backsplash in kitchen window covering heating units. It's a cozy cottage style with Separate gas and electric meters. Front unit is a 2 bed/2 bath inside laundry recessed lights ceiling. 926 1/2 E. 11th: Downstairs back unit is 1 bed/1 bath, 928 E. 11th: Upstairs back unit is 1 bed/1 bath fully remodeled. landscape, fruit trees, floor lighting throughout!

Key facts

• Fully remodeled
• Centrally located
• Major renovation

Tags

• CENTRALLY LOCATED
• MAJOR RENOVATION
• GRANITE COUNTER TOPS
• BACKSPLASH IN KITCHEN
• FULLY REMODELED
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $890k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $336/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 $860k (3.4% below list).
• Recommended offer: $810k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $8,596/mo this rent would consume 189% 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 $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 104 days — a 9% lower offer ($810k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y 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.
• Current owner paid $579k; list at $890k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $809,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $697,213
• List price: $890,000
• Delta: 27.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-105,238
• Equity at exit: $132,702

10-year hold

• IRR: -7.8%
• Equity multiple: 0.57×
• Total profit: $-106,632
• Equity at exit: $76,951

Cash invested: $249,200 (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 90813

• Rents YoY: -0.3%
• Active inventory: 82
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $8,596 high
• Mortgage (P&I): −$4,667
• Tax from tax record: −$744 /mo · $8,924/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,805
• Net cashflow: $1,009

Break-even live

Break-even rent $7,319

Max offer price $890,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$8,595
Total (3 units)			$8,596

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: $222,500
• Closing costs: $26,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Martin Luther King Junior Ave Unit 1024A Martin Luther King Jr Long Beach, CA	2.0	1.0	696	$1,950	$2.80	21d	1	0.11mi
1128 E 12th St Apt 6 Long Beach, CA	2.0	1.0	700	$1,950	$2.79	5d	1	0.12mi
1071 Olive Ave Unit 5 Long Beach, CA	2.0	1.0	587	$1,995	$3.40	5d	1	0.13mi
1088 Alamitos Ave Unit G Long Beach, CA	1.0	1.0	550	$1,550	$2.82	24d	1	0.16mi
936 N Washington Pl Long Beach, CA	2.0	2.0	725	$2,200	$3.03	43d	1	0.17mi
920 N Washington Pl Unit 2 Long Beach, CA	1.0	1.0	650	$1,695	$2.61	24d	1	0.19mi
935 Alamitos Ave Unit 935 Long Beach, CA	1.0	1.0	400	$1,450	$3.62	43d	1	0.19mi
920 Martin Luther King Junior Ave Long Beach, CA	2.0	1.5	695	$2,295	$3.30	24d	1	0.20mi
921 Alamitos Ave Unit 15 Long Beach, CA	2.0	1.0	711	$1,995	$2.81	43d	1	0.20mi
1423 Martin Luther King Junior Ave Unit 3 Long Beach, CA	2.0	1.0	650	$1,950	$3.00	24d	1	0.20mi
919 Alamitos Ave Apt 8 Long Beach, CA	2.0	1.0	750	$1,995	$2.66	5d	1	0.20mi
908 Martin Luther King Junior Ave Apt 4 Long Beach, CA	1.0	1.0	350	$1,595	$4.56	1d	1	0.21mi
905 Alamitos Ave Unit 911 Long Beach, CA	1.0	1.0	475	$1,425	$3.00	12d	1	0.22mi
642 E 10th St Long Beach, CA	1.0	1.0	720	$1,950	$2.71	18d	1	0.22mi
1388 Martin Luther King Junior Ave Unit 4 Long Beach, CA	1.0	1.0	560	$1,650	$2.95	43d	1	0.23mi
904 Alamitos Ave Long Beach, CA	1.0	1.0	585	$1,750	$2.99	5d	1	0.23mi
900 Alamitos Ave Long Beach, CA	2.0	1.0	700	$2,095	$2.99	12d	1	0.24mi
842 Alamitos Ave Unit 06 Long Beach, CA	1.0	1.0	450	$1,450	$3.22	12d	1	0.25mi
842 Alamitos Ave Unit 03 Long Beach, CA	1.0	1.0	450	$1,550	$3.44	12d	1	0.25mi
1095 Orange Ave Unit 2 Long Beach, CA	1.0	1.0	600	$1,599	$2.67	5d	1	0.26mi
1095 Orange Ave Unit 1 Long Beach, CA	1.0	1.0	600	$1,650	$2.75	43d	1	0.26mi
847 Cerritos Ave Long Beach, CA	1.0	1.0	500	$1,395	$2.79	43d	1	0.27mi
1168 E 10th St Unit 224B Long Beach, CA	2.0	2.0	694	$2,295	$3.31	43d	1	0.27mi
533 E 11th St Unit 06 Long Beach, CA	2.0	2.0	620	$2,095	$3.38	24d	1	0.29mi
1028 Orange Ave Unit 12 Long Beach, CA	1.0	1.0	600	$1,800	$3.00	43d	1	0.30mi
1020 Orange Ave Long Beach, CA	1.0	1.0	700	$1,800	$2.57	43d	1	0.31mi
1010 Orange Ave Long Beach, CA	1.0–2.0	1.0	707	$1,800	$2.54	1d	1	0.31mi
1118 N Norman Ct Unit 1118 Long Beach, CA	2.0	1.0	480	$2,100	$4.38	43d	1	0.32mi
753 N Washington Pl Unit 836 Long Beach, CA	1.0	1.0	500	$1,700	$3.40	16d	1	0.32mi
854 Orange Ave Long Beach, CA	2.0	2.0	700	$2,550	$3.64	24d	1	0.36mi
1100 Elm Ave Long Beach, CA	1.0	1.0	559	$1,495	$2.67	5d	4	0.39mi
721 E 7th St Apt 212 Long Beach, CA	1.0	1.0	650	$1,599	$2.46	43d	1	0.39mi
1483 Atlantic Ave Unit 4 Long Beach, CA	1.0	1.0	723	$1,830	$2.53	5d	1	0.40mi
1467 Orange Ave Long Beach, CA	1.0	1.0	600	$2,100	$3.50	43d	1	0.41mi
1409 N Warren Ave Unit 1415 Long Beach, CA	1.0	1.0	525	$1,595	$3.04	24d	1	0.41mi
1085 Hoffman Ave Unit 10 Long Beach, CA	1.0	1.0	456	$1,650	$3.62	12d	1	0.41mi
1085 Hoffman Ave Unit 15 Long Beach, CA	1.0	1.0	450	$1,650	$3.67	43d	1	0.41mi
800 Linden Ave Long Beach, CA	1.0	1.0	588	$1,715	$2.92	24d	1	0.41mi
800 Linden Ave Long Beach, CA	1.0	1.0	588	$1,595	$2.71	44d	1	0.41mi
1033 Hoffman Ave Unit 5 Long Beach, CA	1.0	1.0	650	$1,591	$2.45	24d	1	0.42mi

Listing history 50 events

1. 2026-06-18
   days on market $890,000 Active 104 DOM
2. 2026-06-17
   days on market $890,000 Active 103 DOM
3. 2026-06-16
   days on market $890,000 Active 102 DOM
4. 2026-06-15
   days on market $890,000 Active 101 DOM
5. 2026-06-13
   days on market $890,000 Active 99 DOM
6. 2026-06-13
   days on market $890,000 Active 98 DOM
7. 2026-06-09
   days on market $890,000 Active 95 DOM
8. 2026-06-08
   days on market $890,000 Active 94 DOM
9. 2026-06-07
   days on market $890,000 Active 93 DOM
10. 2026-06-04
    days on market $890,000 Active 90 DOM
11. 2026-06-03
    days on market $890,000 Active 89 DOM
12. 2026-06-02
    days on market $890,000 Active 88 DOM
13. 2026-06-01
    days on market $890,000 Active 87 DOM
14. 2026-05-31
    days on market $890,000 Active 86 DOM
15. 2026-03-06
    listed $890,000 Active 593-char remark

    Show marketing remark (593 chars)

    This Triplex property is Centrally located within minutes to downtown long beach easy access to 405 & 710 freeways completed major renovation on this property with foundation, electrical, plumbing, gas line, Granite counter tops, backsplash in kitchen window covering heating units. It's a cozy cottage style with Separate gas and electric meters. Front unit is a 2 bed/2 bath inside laundry recessed lights ceiling. 926 1/2 E. 11th: Downstairs back unit is 1 bed/1 bath, 928 E. 11th: Upstairs back unit is 1 bed/1 bath fully remodeled. landscape, fruit trees, floor lighting throughout!

16. 2024-08-27
    historical $2,400
17. 2024-05-29
    price $2,400
18. 2024-04-23
    listed $2,200
19. 2022-10-28
    historical
20. 2022-07-13
    price $849,900
21. 2022-06-02
    price $859,000
22. 2022-05-22
    status Active
23. 2022-04-30
    listed $878,500 Active
24. 2022-04-29
    historical
25. 2022-04-29
    historical
26. 2022-04-29
    historical
27. 2022-03-08
    listed $879,900 Active
28. 2022-03-08
    listed $879,900 Active
29. 2021-10-09
    historical
30. 2021-04-06
    price $899,000
31. 2021-03-20
    price $949,000
32. 2021-03-14
    listed $999,000 Active
33. 2017-07-14
    soldstatus $579,000
34. 2017-07-13
    soldstatus $579,000
35. 2017-07-13
    soldstatus $579,000 Closed Sale
36. 2017-06-11
    historical Active Under Contract
37. 2017-05-26
    listed $589,000 Active
38. 2017-05-25
    listed $589,000
39. 2016-02-17
    soldstatus $260,000
40. 2016-01-12
    soldstatus $150,000
41. 2015-11-25
    historical Cancelled
42. 2015-11-25
    historical
43. 2015-01-15
    listed Active
44. 2015-01-14
    listed $260,000
45. 2010-05-04
    historical
46. 2010-05-03
    listed $160,000 Active
47. 1998-06-02
    soldstatus $137,000
48. 1997-11-13
    soldstatus $70,000
49. 1997-06-27
    soldstatus $43,000
50. 1995-03-17
    soldstatus $87,000

ⓘ 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: $8,924 · $744/mo
• Projected year-2 tax: $8,924 · $744/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 · 23 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: $103,152
• − Mortgage interest: −$49,854
• − Property taxes: −$8,924
• − Insurance: −$4,450
• − Repairs & maintenance: −$8,252
• − Management: −$8,252
• − Depreciation: −$25,891
• Taxable loss: −$2,471
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $12,702/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

+584.6% since first listed

39 events — show timeline

• 2026-03-06 Listed $890,000 CRMLS
• 2024-08-27 Rental Removed $2,400 CRMLS
• 2024-05-29 Price Changed $2,400 CRMLS
• 2024-04-23 Listed for Rent $2,200 CRMLS
• 2022-10-28 Listing Removed — CRMLS
• 2022-07-13 Price Changed $849,900 CRMLS
• 2022-06-02 Price Changed $859,000 CRMLS
• 2022-05-22 Relisted — CRMLS
• 2022-04-30 Listed $878,500 CRMLS
• 2022-04-29 Listing Removed — CRMLS
• 2022-04-29 Listing Removed — CRMLS
• 2022-04-29 Listing Removed — CRMLS
• 2022-03-08 Listed $879,900 CRMLS
• 2022-03-08 Listed $879,900 CRMLS
• 2021-10-09 Listing Removed — CRMLS
• 2021-04-06 Price Changed $899,000 CRMLS
• 2021-03-20 Price Changed $949,000 CRMLS
• 2021-03-14 Listed $999,000 CRMLS
• 2017-07-14 Sold (Public Records) $579,000 Public Records
• 2017-07-13 Sold (MLS) $579,000 CRMLS
• 2017-07-13 Sold (MLS) $579,000 SDMLS
• 2017-06-11 Contingent — CRMLS
• 2017-05-26 Listed $589,000 CRMLS
• 2017-05-25 Listed $589,000 SDMLS
• 2016-02-17 Sold (Public Records) $260,000 Public Records
• 2016-01-12 Sold (Public Records) $150,000 Public Records
• 2015-11-25 Listing Removed — SDMLS
• 2015-11-25 Delisted — TheMLS
• 2015-01-15 Listed — TheMLS
• 2015-01-14 Listed $260,000 SDMLS
• 2010-05-04 Listing Removed — CRMLS
• 2010-05-03 Listed $160,000 CRMLS
• 1998-06-02 Sold (Public Records) $137,000 Public Records
• 1997-11-13 Sold (Public Records) $70,000 Public Records
• 1997-06-27 Sold (Public Records) $43,000 Public Records
• 1995-03-17 Sold (Public Records) $87,000 Public Records
• 1988-12-01 Sold (Public Records) $130,000 Public Records
• 1988-12-01 Sold (Public Records) $130,000 Public Records
• 1988-12-01 Sold (Public Records) $130,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $8,924 · +4.4% YoY. Source: county tax records.