1885 Locust · Long Beach, CA 90806

$2,580,000

14 bd · 14.0 ba · 8,264 sqft · MultiFamily public records · 86 Days on market

Built 1952 6,753 sqft lot $312/sqft · 21% above area Est $2137k · 21% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 13 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent opportunity to acquire a 13-unit apartment complex in a strong rental pocket of Long Beach, just north of Downtown in the South Wrigley neighborhood. The property offers convenient access to the Metro A Line and major freeways (710, 405, 91), providing tenants with strong regional connectivity. Built in 1952, the asset features an attractive unit mix of ten (10) 1-bedroom/1-bath units, two (2) 2-bedroom/1-bath units, and one (1) 2-bedroom/2-bath townhouse-style unit. The property is gated, separately metered for gas and electricity, and includes on-site laundry for additional income. Recent improvements include exterior paint, upgraded electrical panel, new water heater, and completed SB 721 compliance, helping reduce near-term capital expenditure. Subject to AB 1482, offering investors a more predictable and flexible operating environment compared to stricter municipalities. Ideal for investors seeking stable cash flow with upside potential through rental increases and operational efficiencies. Strong fit for local buyers and 1031 exchange investors targeting a well-located Long Beach asset.

Key facts

• On site laundry
• Gated property
• Strong rental pocket

Tags

• 13 UNIT APARTMENT COMPLEX
• STRONG RENTAL POCKET
• GATED PROPERTY
• ON SITE LAUNDRY
• RECENT IMPROVEMENTS
• UPGRADED ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 13 × 16-bed/14.0-bath units multifamily listed at $2.58M.

Deal economics

• At list price, monthly cash flow is $12k ($146k/yr) — positive. Per door: $934/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($36k rent vs $2.58M).
• Recommended offer: $2.43M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 flat; 50 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $36,346/mo this rent would consume 551% of the median local household income ($79k/yr) (locally 2135% 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 $18k of loan paydown is wiped out by about $77k 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 + 0.8% rent growth), your $722k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($2.43M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $1.20M; list at $2.58M implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,425,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 1952 — 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: 1.41% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $2,137,175
• List price: $2,580,000
• Delta: 20.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1242 Cedar Ave	0.69mi	15/12.0 (+1)	7,166 (-13%)	8mo	$2,280,000	$318	26
2195 Pasadena Ave	0.43mi	14/10.0	7,055 (-15%)	22mo	$2,395,000	$339	22

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 · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.38×
• Total profit: $277,103
• Equity at exit: $384,686

10-year hold

• IRR: 17.3%
• Equity multiple: 2.29×
• Total profit: $930,682
• Equity at exit: $223,071

Cash invested: $722,400 (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 90806

• Rents YoY: 0.8%
• Active inventory: 50
• Price-to-rent: 76.9×

Monthly cashflow live

• Estimated rent: $36,346 medium
• Mortgage (P&I): −$13,530
• Tax from tax record: −$1,971 /mo · $23,646/yr
• Insurance: −$1,075
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,633
• Net cashflow: $12,138

Break-even live

Break-even rent $20,981

Max offer price $2,580,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 13× units	16	14	$36,348
Total (13 units)			$36,346

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: $645,000
• Closing costs: $77,400
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $2,580,000 Active 86 DOM
2. 2026-06-17
   days on market $2,580,000 Active 85 DOM
3. 2026-06-16
   days on market $2,580,000 Active 84 DOM
4. 2026-06-15
   days on market $2,580,000 Active 83 DOM
5. 2026-06-13
   days on market $2,580,000 Active 81 DOM
6. 2026-06-13
   days on market $2,580,000 Active 80 DOM
7. 2026-06-09
   days on market $2,580,000 Active 77 DOM
8. 2026-06-08
   days on market $2,580,000 Active 76 DOM
9. 2026-06-07
   days on market $2,580,000 Active 75 DOM
10. 2026-06-04
    days on market $2,580,000 Active 72 DOM
11. 2026-06-03
    days on market $2,580,000 Active 71 DOM
12. 2026-06-02
    days on market $2,580,000 Active 70 DOM
13. 2026-06-01
    days on market $2,580,000 Active 69 DOM
14. 2026-05-31
    days on market $2,580,000 Active 68 DOM
15. 2026-04-22
    price $2,580,000 1119-char remark

    Show marketing remark (1119 chars)

    Excellent opportunity to acquire a 13-unit apartment complex in a strong rental pocket of Long Beach, just north of Downtown in the South Wrigley neighborhood. The property offers convenient access to the Metro A Line and major freeways (710, 405, 91), providing tenants with strong regional connectivity. Built in 1952, the asset features an attractive unit mix of ten (10) 1-bedroom/1-bath units, two (2) 2-bedroom/1-bath units, and one (1) 2-bedroom/2-bath townhouse-style unit. The property is gated, separately metered for gas and electricity, and includes on-site laundry for additional income. Recent improvements include exterior paint, upgraded electrical panel, new water heater, and completed SB 721 compliance, helping reduce near-term capital expenditure. Subject to AB 1482, offering investors a more predictable and flexible operating environment compared to stricter municipalities. Ideal for investors seeking stable cash flow with upside potential through rental increases and operational efficiencies. Strong fit for local buyers and 1031 exchange investors targeting a well-located Long Beach asset.

16. 2026-03-24
    listed $2,630,000 Active 1119-char remark

    Show marketing remark (1119 chars)

    Excellent opportunity to acquire a 13-unit apartment complex in a strong rental pocket of Long Beach, just north of Downtown in the South Wrigley neighborhood. The property offers convenient access to the Metro A Line and major freeways (710, 405, 91), providing tenants with strong regional connectivity. Built in 1952, the asset features an attractive unit mix of ten (10) 1-bedroom/1-bath units, two (2) 2-bedroom/1-bath units, and one (1) 2-bedroom/2-bath townhouse-style unit. The property is gated, separately metered for gas and electricity, and includes on-site laundry for additional income. Recent improvements include exterior paint, upgraded electrical panel, new water heater, and completed SB 721 compliance, helping reduce near-term capital expenditure. Subject to AB 1482, offering investors a more predictable and flexible operating environment compared to stricter municipalities. Ideal for investors seeking stable cash flow with upside potential through rental increases and operational efficiencies. Strong fit for local buyers and 1031 exchange investors targeting a well-located Long Beach asset.

17. 2023-10-18
    historical
18. 2023-06-15
    price $3,185,000
19. 2023-05-30
    listed $3,350,000 Active
20. 2005-10-20
    soldstatus $1,200,000
21. 2005-08-04
    soldstatus $1,200,000
22. 2005-07-11
    listed $1,250,000
23. 2000-06-20
    soldstatus $290,000
24. 1990-05-10
    soldstatus $464,000
25. 1990-05-10
    soldstatus $510,000

ⓘ 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: $23,646 · $1,971/mo
• Projected year-2 tax: $23,646 · $1,971/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 4/10 Moderate FEMA zone X · 23% 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: $436,152
• − Mortgage interest: −$144,520
• − Property taxes: −$23,646
• − Insurance: −$12,900
• − Repairs & maintenance: −$34,892
• − Management: −$34,892
• − Depreciation: −$75,055
• Taxable income: $110,247
• Est. tax owed @ 24.0%: −$26,459
• After-tax cash flow: $119,197/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): 41,664
• Household income: $79,208
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 2135.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% Two or more races 16% Black 14% White 11% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 43% Other Asian/Pacific 7% Tagalog/Filipino 5%

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: ▼ -687.38%
• Current HPI: 457.1568
• Rent YoY: ▲ 0.83%
• 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

+456.0% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $2,580,000 CRMLS
• 2026-03-24 Listed $2,630,000 CRMLS
• 2023-10-18 Listing Removed — CRMLS
• 2023-06-15 Price Changed $3,185,000 CRMLS
• 2023-05-30 Listed $3,350,000 CRMLS
• 2005-10-20 Sold (Public Records) $1,200,000 Public Records
• 2005-08-04 Sold (MLS) $1,200,000 CRMLS
• 2005-07-11 Listed $1,250,000 CRMLS
• 2000-06-20 Sold (Public Records) $290,000 Public Records
• 1990-05-10 Sold (Public Records) $510,000 Public Records
• 1990-05-10 Sold (Public Records) $464,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $23,646 · +4.7% YoY. Source: county tax records.