40 Ximeno · Long Beach, CA 90803

$1,895,000

7 bd · 6.0 ba · 3,890 sqft · MultiFamily public records · 1 Days on market

Built 1949 3,148 sqft lot Est $2089k · 9% under

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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).

• ARV discount +11.7/15.0
• Cash flow +10.1/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Exciting opportunity to acquire the prime Belmont Shore apartment building located at 40 Ximeno Avenue in Long Beach! This asset is just five parcels from Ocean Avenue and the sand in a sought-after affluent coastal market. Current rents are 50 percent below market, making this an excellent value-add opportunity in a high demand submarket. 40 Ximeno Avenue offers a diverse mix of one studio with a large walk-in closet, four one-bedroom/one-bath units, and one two-bedroom/one-bath unit with a den. Of the six units, five feature new vinyl plank flooring and four boast new showers. The property also features a newer roof, laundry facilities, one covered parking space, and a storage space. The

Key facts

• Laundry facilities
• Newer roof
• New showers

Tags

• PRIME LOCATION
• NEW VINYL PLANK FLOORING
• NEW SHOWERS
• NEWER ROOF
• LAUNDRY FACILITIES
• COVERED PARKING SPACE

Property features AI

Finance

• Financial info: Total building area 3,890; Gross scheduled income $122,220; Gross income $122,220; Net operating income $71,804; Gross multiplier 15.5; Operating expenses $46,749; Unit-level rents and counts: one unit renting at $750 (1 bath), four units totaling $2,650 (1 bed, 1 bath each), one unit renting at $2,250 (2 bed, 1 bath)
• HOA & community: Rent controlled

Exterior

• Parking: One garage space; One total parking space
• Utilities: Public sewer; District/public water; Six separate gas meters; Six separate electric meters
• Home design: Multi-unit property (6 units); Two-story building; Single building on parcel; No accessory dwelling unit
• Construction: Year built from assessor records
• Exterior features: No pool; Rectangular lot shape; Suburban setting

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: Units include 1- and 2-bedroom layouts
• Bathrooms: Each unit has one full bathroom
• Interior features: Entry at ground level; No common walls (detached building)
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 5×1bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative. Per door: $-186/mo.
• To cash-flow at today's rent, offer at most $1.70M (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.33M (29.6% below list).
• Recommended offer: $1.33M (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+1.7%/yr); 135 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $13,343/mo this rent would consume 140% of the median local household income ($115k/yr) (locally 1537% 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 $13k of loan paydown is wiped out by about $57k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $400k; list at $1.90M implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,334,300 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.70% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $2,088,930
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Mira Mar Ave	0.38mi	6/6.0 (-1)	3,604 (-7%)	1mo	$1,525,000	$423	64
3701 E Broadway	0.52mi	7/6.0	3,898 (+0%)	16mo	$1,950,000	$500	62
25 Bennett Ave	0.07mi	7/8.0	3,344 (-14%)	18mo	$2,450,000	$733	50
133 Corona Ave	0.40mi	6/5.0 (-1)	3,312 (-15%)	15mo	$1,778,000	$537	35
5261 E The Toledo	0.68mi	8/8.0 (+1)	4,468 (+15%)	22mo	$3,300,000	$739	12

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 · 1.68% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-396,137
• Equity at exit: $282,551

10-year hold

• IRR: -18.9%
• Equity multiple: 0.04×
• Total profit: $-508,907
• Equity at exit: $163,845

Cash invested: $530,600 (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 90803

• Rents YoY: 1.7%
• Active inventory: 135
• Price-to-rent: 72.0×

Monthly cashflow live

• Estimated rent: $13,343 high
• Mortgage (P&I): −$9,938
• Tax from tax record: −$927 /mo · $11,122/yr
• Insurance: −$790
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,802
• Net cashflow: $-1,113

Break-even live

Break-even rent $14,752

Max offer price $1,698,382

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$10,965
1× unit	2	1	$2,378
Total (6 units)			$13,343

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $1,895,000 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: $11,122 · $927/mo
• Projected year-2 tax: $14,402 · $1,200/mo
• Expected delta: +$3,280/yr (+$273/mo · 29.5%)

ⓘ 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 ≥86°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $160,116
• − Mortgage interest: −$106,149
• − Property taxes: −$11,122
• − Insurance: −$9,475
• − Repairs & maintenance: −$12,809
• − Management: −$12,809
• − Depreciation: −$55,127
• Taxable loss: −$47,376
• Est. tax savings @ 24.0%: +$11,370
• After-tax cash flow: $-1,986/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): 31,526
• Household income: $114,656
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 1537.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 10% Asian 6% Black 3% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 2% 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: ▼ -634.69%
• Current HPI: 377.3105
• Rent YoY: ▲ 1.68%
• 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

+373.8% since first listed

2 events — show timeline

• 2026-06-18 Listed $1,895,000 CRMLS
• 1986-10-16 Sold (Public Records) $400,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $11,122 · +4.7% YoY. Source: county tax records.