Real Estate Investing in Long Beach, California (90803)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90803 (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 middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 43.5 — hard to cash-flow at these prices.
What’s happening in Long Beach, CA (90803)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90803 Long Beach
This part of Los Angeles County is not an easy win. The 90803 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $2,547/mo on a $1.3M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 90803 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 90803 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 90803 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. significant returns are possible in 90803, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Long Beach:
Property Strategy for 90803
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $566,852 | $2,720 | 3.5% | +4.4% | $566,852 |
| 2BR | $1,002,918 | $3,390 | 2.4% | +5.1% | $501,459 |
| 3BR | $1,474,684 | $4,300 | 2.1% | +6.5% | $491,561 |
| 4BR | $1,821,328 | $4,790 | 1.9% | +7.0% | $455,332 |
| 5BR | $2,341,057 | — | — | +6.8% | $468,211 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90803 Compare?
| Metric | 90803 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,330,446 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 4.4% | 3.5% | N/A | 5.7% |
| Avg Rent | $2,547 | $2,415 | N/A | - |
| Cap Rate | 1.5% | 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 90803 (Long Beach, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90803 (Long Beach, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $1,330,446 |
| Monthly Rent | $2,547 |
| Price-to-Rent | 43.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.5%). 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 90803
Population: 31,804
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 90803
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Richard D. Browning High
Bryant Elementary
Emerson Parkside Academy
Eunice Sato Academy of Math & Science
J. H. McGaugh 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 10,405 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Long Beach, CA rate as a rental market?
With a 3.0/5 investability score, Long Beach, CA ranks as a solid market for rental property investors. Median prices of $1.3M and rents of $2,547/mo drive the underlying numbers.
Are tenants stable in Long Beach, CA?
Long Beach, CA offers a reliable renter base at the $2,547/mo rent level. Tenant turnover is reasonable for well-managed properties.
Which investment style suits Long Beach, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Long Beach, CA. The numbers - $1.3M homes against $2,547/mo rents - support that play.
How much should I expect to pay for a home in Long Beach, CA?
Homes in Long Beach, CA typically sell near $1.3M. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Are there empty rentals in Long Beach, CA?
Occupancy in Long Beach, CA runs stable with elevated vacancy. Well-priced units at $2,547/mo lease on reasonable timelines.
You know 90803 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90803 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 90803 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90803 (Long Beach)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90803 (Long Beach, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.