508 W 10th · Long Beach, CA 90813

$900,000

4 bd · 4.0 ba · 3,328 sqft · MultiFamily public records · 17 Days on market

Built 1921 4,648 sqft lot $270/sqft · 20% below area Est $1117k · 19% 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 +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

PRIME 4-PLEX OPPORTUNITY IN DOWNTOWN LONG BEACH. 4 UNITS CONSISTING OF 3- 2BEDROOM/1BATH AND 1- 3BEDROOM/1BATH. THE WHOLE BUILDING HAD A MAJOR REMODEL 7 YEARS AGO WITH NEW COPPER PLUMBING, NEW ROOF, NEW ELECTRICAL, AND MUCH MORE! EACH UNIT IS SEPARATELY METERED FOR GAS & ELECTRIC. TENANTS PAY ALL UTILITIES AND MAINTENANCE. SELLER PAYS TAXES & INSURANCE ONLY FOR THIS PROPERTY. RENTS HAVE NOT BEEN RAISED IN YEARS. MONTH - MONTH TENANTS. TONS OF UPSIDE. HURRY THIS PROPERTY WILL NOT LAST LONG!

Key facts

• Prime quadruplex
• Vacant property
• Flexible layout

Tags

• PRIME QUADRUPLEX
• HIGH PROFORMA CAP RATE
• VACANT PROPERTY
• PRIVATE EN SUITE LAUNDRY
• DETACHED ONE CAR GARAGE
• FLEXIBLE LAYOUT

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 1×3bd/1ba units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive. Per door: $115/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 $862k (4.2% below list).
• Recommended offer: $862k (4.2% 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 soft (-0.3%/yr); 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,624/mo this rent would consume 190% 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 17 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y ago; this cycle's ask has dropped $149k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $862,400 (4.2% 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 1921 — 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. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $1,117,011
• List price: $900,000
• Delta: 2.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.44×
• Total profit: $-141,586
• Equity at exit: $134,193

10-year hold

• IRR: -14.7%
• Equity multiple: 0.28×
• Total profit: $-182,354
• Equity at exit: $77,816

Cash invested: $252,000 (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 90813

• Rents YoY: -0.3%
• Active inventory: 82
• Price-to-rent: 36.1×

Monthly cashflow live

• Estimated rent: $8,624 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$1,258 /mo · $15,096/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,811
• Net cashflow: $460

Break-even live

Break-even rent $8,041

Max offer price $900,000

Occupancy floor 90%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,228
1× unit	3	1	$2,396
Total (4 units)			$8,624

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 W Broadway Long Beach, CA	3.0	1.0–3.0	1677	$3,604	$2.15	2d	13	0.69mi

Listing history 50 events

1. 2026-06-18
   days on market $900,000 Active 17 DOM
2. 2026-06-17
   days on market $900,000 Active 16 DOM
3. 2026-06-16
   days on market $900,000 Active 15 DOM
4. 2026-06-15
   days on market $900,000 Active 14 DOM
5. 2026-06-13
   days on market $900,000 Active 12 DOM
6. 2026-06-13
   days on market $900,000 Active 11 DOM
7. 2026-06-09
   days on market $900,000 Active 8 DOM
8. 2026-06-08
   days on market $900,000 Active 7 DOM
9. 2026-06-07
   days on market $900,000 Active 6 DOM
10. 2026-06-04
    days on market $900,000 Active 3 DOM
11. 2026-06-03
    days on market $900,000 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    pricestatusdays on marketlisting id $900,000 Active 1 DOM
14. 2026-04-23
    price
15. 2026-02-13
    price
16. 2026-02-01
    price
17. 2025-11-18
    listed Active
18. 2019-07-29
    soldstatus $1,020,000 502-char remark

    Show marketing remark (502 chars)

    PRIME 4-PLEX OPPORTUNITY IN DOWNTOWN LONG BEACH. 4 UNITS CONSISTING OF 3- 2BEDROOM/1BATH AND 1- 3BEDROOM/1BATH. THE WHOLE BUILDING HAD A MAJOR REMODEL 7 YEARS AGO WITH NEW COPPER PLUMBING, NEW ROOF, NEW ELECTRICAL, AND MUCH MORE! EACH UNIT IS SEPARATELY METERED FOR GAS & ELECTRIC. TENANTS PAY ALL UTILITIES AND MAINTENANCE. SELLER PAYS TAXES & INSURANCE ONLY FOR THIS PROPERTY. RENTS HAVE NOT BEEN RAISED IN YEARS. MONTH - MONTH TENANTS. TONS OF UPSIDE. HURRY THIS PROPERTY WILL NOT LAST LONG!

19. 2019-07-29
    soldstatus $1,020,000 Closed Sale

    Show marketing remark (502 chars)

    PRIME 4-PLEX OPPORTUNITY IN DOWNTOWN LONG BEACH. 4 UNITS CONSISTING OF 3- 2BEDROOM/1BATH AND 1- 3BEDROOM/1BATH. THE WHOLE BUILDING HAD A MAJOR REMODEL 7 YEARS AGO WITH NEW COPPER PLUMBING, NEW ROOF, NEW ELECTRICAL, AND MUCH MORE! EACH UNIT IS SEPARATELY METERED FOR GAS & ELECTRIC. TENANTS PAY ALL UTILITIES AND MAINTENANCE. SELLER PAYS TAXES & INSURANCE ONLY FOR THIS PROPERTY. RENTS HAVE NOT BEEN RAISED IN YEARS. MONTH - MONTH TENANTS. TONS OF UPSIDE. HURRY THIS PROPERTY WILL NOT LAST LONG!

20. 2019-07-29
    soldstatus $1,020,000

    Show marketing remark (502 chars)

    PRIME 4-PLEX OPPORTUNITY IN DOWNTOWN LONG BEACH. 4 UNITS CONSISTING OF 3- 2BEDROOM/1BATH AND 1- 3BEDROOM/1BATH. THE WHOLE BUILDING HAD A MAJOR REMODEL 7 YEARS AGO WITH NEW COPPER PLUMBING, NEW ROOF, NEW ELECTRICAL, AND MUCH MORE! EACH UNIT IS SEPARATELY METERED FOR GAS & ELECTRIC. TENANTS PAY ALL UTILITIES AND MAINTENANCE. SELLER PAYS TAXES & INSURANCE ONLY FOR THIS PROPERTY. RENTS HAVE NOT BEEN RAISED IN YEARS. MONTH - MONTH TENANTS. TONS OF UPSIDE. HURRY THIS PROPERTY WILL NOT LAST LONG!

21. 2019-06-28
    status Pending Sale
22. 2019-06-14
    listed $1,049,000 502-char remark

    Show marketing remark (502 chars)

    PRIME 4-PLEX OPPORTUNITY IN DOWNTOWN LONG BEACH. 4 UNITS CONSISTING OF 3- 2BEDROOM/1BATH AND 1- 3BEDROOM/1BATH. THE WHOLE BUILDING HAD A MAJOR REMODEL 7 YEARS AGO WITH NEW COPPER PLUMBING, NEW ROOF, NEW ELECTRICAL, AND MUCH MORE! EACH UNIT IS SEPARATELY METERED FOR GAS & ELECTRIC. TENANTS PAY ALL UTILITIES AND MAINTENANCE. SELLER PAYS TAXES & INSURANCE ONLY FOR THIS PROPERTY. RENTS HAVE NOT BEEN RAISED IN YEARS. MONTH - MONTH TENANTS. TONS OF UPSIDE. HURRY THIS PROPERTY WILL NOT LAST LONG!

23. 2019-06-14
    listed $1,049,000 Active

    Show marketing remark (502 chars)

    PRIME 4-PLEX OPPORTUNITY IN DOWNTOWN LONG BEACH. 4 UNITS CONSISTING OF 3- 2BEDROOM/1BATH AND 1- 3BEDROOM/1BATH. THE WHOLE BUILDING HAD A MAJOR REMODEL 7 YEARS AGO WITH NEW COPPER PLUMBING, NEW ROOF, NEW ELECTRICAL, AND MUCH MORE! EACH UNIT IS SEPARATELY METERED FOR GAS & ELECTRIC. TENANTS PAY ALL UTILITIES AND MAINTENANCE. SELLER PAYS TAXES & INSURANCE ONLY FOR THIS PROPERTY. RENTS HAVE NOT BEEN RAISED IN YEARS. MONTH - MONTH TENANTS. TONS OF UPSIDE. HURRY THIS PROPERTY WILL NOT LAST LONG!

24. 2017-06-07
    soldstatus $760,000 Closed Sale
25. 2017-06-07
    soldstatus $760,000
26. 2017-06-07
    soldstatus $760,000
27. 2017-04-29
    status Pending Sale
28. 2017-04-24
    listed $799,000 Active
29. 2017-04-24
    listed $799,000
30. 2011-06-23
    soldstatus $330,000 Closed
31. 2011-05-13
    status Pending
32. 2011-02-18
    listed $385,900 Active
33. 2011-02-17
    soldstatus $330,000 Closed
34. 2011-02-16
    listed $385,900 Active
35. 2008-02-05
    historical
36. 2007-11-07
    listed $820,000
37. 2007-09-21
    historical
38. 2007-06-20
    listed $840,000
39. 2004-09-14
    soldstatus $650,000
40. 2004-09-02
    soldstatus $650,000
41. 2004-06-01
    listed $650,000
42. 2002-03-13
    historical
43. 2001-12-31
    historical
44. 2001-12-17
    soldstatus $320,000
45. 2001-12-08
    listed $320,000
46. 2001-12-05
    historical
47. 2001-09-13
    listed
48. 2001-09-13
    listed $301,900
49. 2001-06-26
    soldstatus $175,000
50. 2001-05-30
    historical

ⓘ 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: $15,096 · $1,258/mo
• Projected year-2 tax: $15,096 · $1,258/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: $103,488
• − Mortgage interest: −$50,414
• − Property taxes: −$15,096
• − Insurance: −$4,500
• − Repairs & maintenance: −$8,279
• − Management: −$8,279
• − Depreciation: −$26,182
• Taxable loss: −$9,262
• Est. tax savings @ 24.0%: +$2,223
• After-tax cash flow: $7,746/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

+518.2% since first listed

45 events — show timeline

• 2026-04-23 Price Changed — TheMLS
• 2026-02-13 Price Changed — TheMLS
• 2026-02-01 Price Changed — TheMLS
• 2025-11-18 Listed — TheMLS
• 2019-07-29 Sold (Public Records) $1,020,000 Public Records
• 2019-07-29 Sold (MLS) $1,020,000 CRMLS
• 2019-07-29 Sold (MLS) $1,020,000 SDMLS
• 2019-06-28 Pending — CRMLS
• 2019-06-14 Listed $1,049,000 CRMLS
• 2019-06-14 Listed $1,049,000 SDMLS
• 2017-06-07 Sold (Public Records) $760,000 Public Records
• 2017-06-07 Sold (MLS) $760,000 SDMLS
• 2017-06-07 Sold (MLS) $760,000 CRMLS
• 2017-04-29 Pending — CRMLS
• 2017-04-24 Listed $799,000 CRMLS
• 2017-04-24 Listed $799,000 SDMLS
• 2011-06-23 Sold (MLS) $330,000 CRMLS
• 2011-05-13 Pending — CRMLS
• 2011-02-18 Listed $385,900 CRMLS
• 2011-02-17 Sold (MLS) $330,000 CRMLS
• 2011-02-16 Listed $385,900 CRMLS
• 2008-02-05 Listing Removed — CRMLS
• 2007-11-07 Listed $820,000 CRMLS
• 2007-09-21 Listing Removed — CRMLS
• 2007-06-20 Listed $840,000 CRMLS
• 2004-09-14 Sold (MLS) $650,000 CRMLS
• 2004-09-02 Sold (Public Records) $650,000 Public Records
• 2004-06-01 Listed $650,000 CRMLS
• 2002-03-13 Listing Removed — CRMLS
• 2001-12-31 Listing Removed — CRMLS
• 2001-12-17 Sold (Public Records) $320,000 Public Records
• 2001-12-08 Listed $320,000 CRMLS
• 2001-12-05 Delisted — TheMLS
• 2001-09-13 Listed $301,900 CRMLS
• 2001-09-13 Listed — TheMLS
• 2001-06-26 Sold (Public Records) $175,000 Public Records
• 2001-05-30 Listing Removed — CRMLS
• 2000-12-15 Listed $174,900 CRMLS
• 1999-10-25 Sold (Public Records) $295,000 Public Records
• 1999-08-18 Sold (MLS) $295,000 CRMLS
• 1999-06-17 Listed $295,000 CRMLS
• 1999-03-04 Sold (Public Records) $160,000 Public Records
• 1993-05-27 Sold (Public Records) $133,000 Public Records
• 1990-01-31 Sold (Public Records) $250,000 Public Records
• 1986-12-17 Sold (Public Records) $165,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $15,096 · +4.5% YoY. Source: county tax records.