Real Estate Investing in Long Beach, California (90802)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90802 (Long Beach, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 10.8% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Long Beach, CA (90802)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90802 Long Beach
Not every below-median market is a bargain. Long Beach's 90802 ZIP comes in at signals that favor experienced operators who can absorb the risk $488K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 90802 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 90802 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 90802 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 90802 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Long Beach:
Property Strategy for 90802
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $410,097 | $2,210 | 3.9% | +3.1% | $410,097 |
| 2BR | $585,042 | $2,760 | 3.4% | +3.6% | $292,521 |
| 3BR | $982,543 | $3,500 | 2.6% | +4.1% | $327,514 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90802 Compare?
| Metric | 90802 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $488,289 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 1.7% | 3.5% | N/A | 5.7% |
| Avg Rent | $2,634 | $2,415 | N/A | - |
| Cap Rate | 4.2% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 90802 (Long Beach, CA). Anonymous, moderated, never written by AI.
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Property managers serving Los Angeles County
Manage rentals here? List your business →A Better Property Management Company Inc. provides property management services in Long Beach, Seal Beach, and Southern California. summary from their website
ACF Property Management leases shopping center spaces nationwide, managing over 37 shopping centers in 11 states from California to Florida. summary from their website
summary from their website summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $488,289 |
| Monthly Rent | $2,634 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 90802
Population: 39,859
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 90802
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Renaissance High School for the Arts
We the People High
Intellectual Virtues Academy
Jenny Oropeza Elementary
Whittier Elementary
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 16,313 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Long Beach, CA?
The typical rental in Long Beach, CA commands about $2,634/mo monthly. That rent profile consistent cash flow against the $488K purchase basis.
What is the renter demographic in Long Beach, CA?
Long Beach, CA draws a measured base of working renters. Demand at the $2,634/mo rent level is reasonable for standard single-family and small multi rentals.
Is Long Beach, CA good for landlords?
CA ranks as a tenant-protective state for landlord-tenant law. Long Beach generally follows the statewide framework, so landlords face reasonable operating rules.
What does house hacking look like in Long Beach, CA?
House hacking in Long Beach, CA is a challenging. With home values around $488K and rents at $2,634/mo, owner-occupants can offset a meaningful share of PITI.
What price range are homes in Long Beach, CA?
Long Beach, CA home values average about $488K. That price point suits investors targeting rentals with $2,634/mo in monthly income.
You know 90802 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90802 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 90802 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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