Real Estate Investing in Long Beach, California (90804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90804 (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 25.4 — hard to cash-flow at these prices.
What’s happening in Long Beach, CA (90804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90804 Long Beach
Not every below-median market is a bargain. Long Beach's 90804 ZIP posts signals that favor experienced operators who can absorb the risk $689K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 90804 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 90804's metrics run below Los Angeles County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A significant renter share of 79% in 90804 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 90804 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Long Beach:
Property Strategy for 90804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $431,529 | $2,010 | 3.4% | +4.0% | $431,529 |
| 2BR | $603,655 | $2,510 | 3.0% | +4.5% | $301,827 |
| 3BR | $842,902 | $3,180 | 2.7% | +3.0% | $280,967 |
| 4BR | $1,036,307 | $3,540 | 2.5% | +4.6% | $259,077 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90804 Compare?
| Metric | 90804 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $689,307 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 3.1% | 3.5% | N/A | 5.7% |
| Avg Rent | $2,263 | $2,415 | N/A | - |
| Cap Rate | 2.6% | 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 90804 (Long Beach, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90804 (Long Beach, CA)?
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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 | $689,307 |
| Monthly Rent | $2,263 |
| Price-to-Rent | 25.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 90804
Population: 38,306
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 90804
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Birney Elementary
Emerson Parkside Academy
Kettering Elementary
Renaissance High School for the Arts
We the People High
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
What are home prices like in Long Beach, CA?
The median home value in Long Beach, CA is roughly $689K. That puts it reasonable relative to the CA statewide average.
Is real estate in Long Beach, CA a good investment right now?
Long Beach, CA rates 3.0/5 for investability. With median values at $689K and rents near $2,263/mo, the market offers reasonable fundamentals for rental investors.
Is the tenant base reliable in Long Beach, CA?
Tenant demand in Long Beach, CA is solid. The local workforce $2,263/mo rents across most rental classes.
What are rental rates like in Long Beach, CA?
Average rent in Long Beach, CA is approximately $2,263/mo per month. Against $689K home values that yields a reasonable rent-to-price ratio.
What is it like being a landlord in Long Beach, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Long Beach generally follows the statewide framework, so landlords face reasonable operating rules.
You know 90804 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90804 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 90804 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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