2000 Lewis Ave · Long Beach, CA 90806

$475,000

2 bd · 2.0 ba · 1,039 sqft · MultiFamily public records · 5 Days on market

Built 1955 3,511 sqft lot

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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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• 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: 2 units. confirmed

Listing remarks

Duplex for sale in Long Beach, CA, offering an excellent opportunity for investors looking to add value and build equity. The property consists of two 1-bedroom, 1-bathroom units with a combined 1,039 square feet of living space situated on a 3,511 square foot lot. Both units are occupied by long-term tenants and offer strong potential for future improvements. With some care and renovations, this property could truly shine and become a standout investment. Additional features include garage parking and a driveway for added convenience. Centrally located in Long Beach with easy access to the 710 and 405 freeways, this income-producing property offers excellent connectivity to employment cent

Key facts

• Driveway
• Garage parking
• Duplex

Tags

• DUPLEX
• GARAGE PARKING
• DRIVEWAY
• INCOME-PRODUCING PROPERTY

Property features AI

Finance

• Other: Zoning: LBR1N
• Financial info: Gross operating income: $30,156; Net operating income: $19,050.64; Total annual expenses: $11,105; Cap rate: 4.01%; Gross rent multiplier: 15.75; Unit 1 current rent: $918 (projected $1,600); Unit 2 current rent: $1,595 (projected $1,600); Actual rent status: Actual
• HOA & community: 2 total units in the complex

Exterior

• Parking: Driveway parking
• Home design: Residential income duplex; Single-level building
• Exterior features: Shed on property

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 1 bedroom
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Wall heating; Ceiling fan
• Interior features: Ceiling fan

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive. Per door: $89/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 $376k (20.9% below list).
• Recommended offer: $376k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Signal Hill Elementary (math 26%, 657 students, 67% FRL); Jessie Nelson Academy (math 25% / reading 33%, grade F, #224 of 498 statewide, top 46%, 834 students, 70% FRL); Polytechnic High (math 54% / reading 72%, grade B-, #184 of 1,170 statewide, top 16%, 3,952 students, 54% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents flat; 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,759/mo this rent would consume 57% 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 $3k of loan paydown is wiped out by about $14k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $28k; list at $475k implies a 1596% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $375,900 (20.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-73,855
• Equity at exit: $70,824

10-year hold

• IRR: -11.2%
• Equity multiple: 0.38×
• Total profit: $-82,198
• Equity at exit: $41,069

Cash invested: $133,000 (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: 48
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $3,759 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $179

Break-even live

Break-even rent $3,533

Max offer price $475,000

Occupancy floor 90%

Sensitivity live

Price	-10% $448	-5% $313	+0% $179	+5% $44	+10% $-90
Rent	-10% $-118	-5% $30	+0% $179	+5% $327	+10% $476
Rate	-1.0pp $418	-0.5pp $300	base $179	+0.5pp $56	+1.0pp $-69

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,758
Total (2 units)			$3,759

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2052 Lewis Ave Long Beach, CA	3.0	2.5	1169	$3,200	$2.74	45d	1	0.04mi
1057 E Salt Lake St Unit A Long Beach, CA	2.0	1.0	700	$2,200	$3.14	45d	1	0.16mi
1164 E Salt Lake St Long Beach, CA	2.0	1.0	750	$2,400	$3.20	45d	1	0.17mi
1027 E Hill St Unit 1049 Long Beach, CA	3.0	1.0	788	$2,195	$2.79	45d	1	0.23mi
2161 Myrtle Ave Long Beach, CA	3.0	3.0	1200	$3,250	$2.71	45d	1	0.24mi
1861 Orange Ave Long Beach, CA	3.0	1.0	1117	$3,300	$2.95	19d	1	0.25mi
2226 Lewis Ave Apt 8 Long Beach, CA	3.0	2.0	950	$2,850	$3.00	26d	1	0.26mi
1501 E 20th St Long Beach, CA	2.0	1.0	850	$1,975	$2.32	45d	1	0.35mi
561 E 20th St Long Beach, CA	1.0	1.0	700	$1,999	$2.86	7d	1	0.38mi
2068 Linden Ave Long Beach, CA	2.0	1.0	800	$1,895	$2.37	17d	1	0.40mi
542 E Rhea St Unit 3 Long Beach, CA	2.0	1.0	800	$2,195	$2.74	26d	1	0.43mi
1156 E 17th St Long Beach, CA	2.0	1.0	700	$2,400	$3.43	0d	1	0.43mi
2248 Atlantic Ave Unit 4 Long Beach, CA	2.0	1.0	850	$1,895	$2.23	45d	1	0.44mi
1305 E 17th St Long Beach, CA	2.0	1.0	812	$3,000	$3.69	45d	1	0.46mi
1151 E 15th St Long Beach, CA	2.0	1.0	863	$2,250	$2.61	45d	1	0.53mi
702 E Burnett St Long Beach, CA	2.0	1.0	725	$1,795	$2.48	45d	1	0.53mi
549 E 17th St Unit 551 Long Beach, CA	1.0	1.0	900	$1,800	$2.00	45d	1	0.55mi
2384 Linden Ave Unit 2386 Long Beach, CA	2.0	1.0	725	$2,095	$2.89	26d	1	0.59mi
1470 Martin Luther King Junior Ave Long Beach, CA	2.0	2.0	972	$2,500	$2.57	26d	1	0.62mi
1470 Martin Luther King Junior Ave Long Beach, CA	2.0	2.0	972	$2,750	$2.83	45d	1	0.62mi
1850 Gardenia Ave Long Beach, CA	2.0	1.0	823	$1,895	$2.30	22d	1	0.64mi
1850 Gardenia Ave Long Beach, CA	2.0	1.0	823	$1,995	$2.42	26d	1	0.64mi
438 E 16th St Long Beach, CA	1.0	1.0	850	$1,850	$2.18	45d	1	0.67mi
1615 Rose Ave Long Beach, CA	2.0	1.0	800	$1,895	$2.37	24d	1	0.68mi
424 E 16th St Long Beach, CA	2.0	1.0	1100	$2,095	$1.90	20d	1	0.68mi
424 E 16th St Apt E Long Beach, CA	2.0	1.0	1100	$2,095	$1.90	18d	1	0.68mi
1496 Walnut Ave Long Beach, CA	2.0	1.0	850	$2,195	$2.58	45d	1	0.69mi
1491 Atlantic Ave Long Beach, CA	2.0	2.0	1115	$2,295	$2.06	45d	1	0.69mi
2240 N Legion Dr #207 Signal Hill, CA	1.0	1.5	1300	$2,800	$2.15	45d	1	0.70mi
1483 Atlantic Ave Unit 4 Long Beach, CA	1.0	1.0	723	$1,830	$2.53	7d	1	0.71mi
1598 Long Beach Blvd Long Beach, CA	2.0	3.0	1230	$3,325	$2.70	26d	2	0.75mi
1598 Long Beach Blvd Long Beach, CA	1.0	1.0	910	$2,622	$2.88	45d	2	0.75mi
2010 Pine Ave Unit 06 Long Beach, CA	1.0	1.0	701	$1,695	$2.42	26d	1	0.75mi
2238 N Earl Ave Unit 2244 Long Beach, CA	2.0	1.0	1000	$2,195	$2.19	14d	1	0.76mi
1815 Locust Ave #8 Long Beach, CA	1.0	1.0	725	$1,700	$2.34	45d	1	0.76mi
1349 Walnut Ave Long Beach, CA	2.0	2.0	1450	$2,500	$1.72	45d	1	0.78mi
1454 Gaviota Ave Long Beach, CA	2.0	1.0	800	$2,900	$3.62	45d	1	0.78mi
1834 Pine Ave Unit 5 Long Beach, CA	2.0	1.0	700	$2,000	$2.86	26d	1	0.79mi
739 E Willow St Unit 739B Signal Hill, CA	2.0	1.0	800	$2,000	$2.50	45d	1	0.79mi
780 E Walton St Signal Hill, CA	3.0	2.0	1200	$3,100	$2.58	20d	1	0.80mi

Listing history 4 events

1. 2026-06-21
   days on market $475,000 Active 5 DOM
2. 2026-06-18
   days on market $475,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $475,000 Active 1 DOM

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $3,610 · $301/mo
• Expected delta: +$2,388/yr (+$199/mo · 195.4%)

ⓘ 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 · 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: $45,108
• − Mortgage interest: −$26,607
• − Property taxes: −$1,222
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,609
• − Management: −$3,609
• − Depreciation: −$13,818
• Taxable loss: −$6,132
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $3,619/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

+1596.4% since first listed

4 events — show timeline

• 2026-06-16 Listed $475,000 TheMLS
• 2023-10-11 Rental Removed $1,595 APPFOLIO
• 2023-10-07 Listed for Rent $1,595 APPFOLIO
• 1979-02-06 Sold (Public Records) $28,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,222 · +3.0% YoY. Source: county tax records.