Real Estate Investing in Long Beach, California (90805)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90805 (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 28.5 — hard to cash-flow at these prices.
What’s happening in Long Beach, CA (90805)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90805 Long Beach
The 90805 ZIP in Long Beach, CA is a local-operator market. Outside capital chasing a $717K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 90805 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 90805'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.
The 90805 ZIP's population of 94,631 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategy in 90805 is an operator game, not a passive one. Meanwhile, entry prices of $717K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Long Beach:
Property Strategy for 90805
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $466,884 | $1,840 | 2.8% | +4.4% | $466,884 |
| 2BR | $641,236 | $2,290 | 2.6% | +5.8% | $320,618 |
| 3BR | $722,393 | $2,900 | 2.9% | +5.5% | $240,798 |
| 4BR | $777,903 | $3,230 | 3.0% | +5.4% | $194,476 |
| 5BR | $856,283 | — | — | +5.3% | $171,257 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90805 Compare?
| Metric | 90805 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $717,187 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 4.0% | 3.5% | N/A | 5.7% |
| Avg Rent | $2,100 | $2,415 | N/A | - |
| Cap Rate | 2.3% | 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 90805 (Long Beach, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90805 (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 | $717,187 |
| Monthly Rent | $2,100 |
| Price-to-Rent | 28.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). 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 90805
Population: 94,631
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 90805
Schools in This ZIP Code
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 10,644 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does house hacking work in Long Beach, CA?
The house hack math a challenging in Long Beach, CA. Owner-occupant buyers benefit from the $2,100/mo rents and $717K home values.
Are eviction rules reasonable in Long Beach, CA?
Landlord-friendliness in Long Beach, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are tenants stable in Long Beach, CA?
Tenant demand in Long Beach, CA is solid. The local workforce $2,100/mo rents across most rental classes.
How strong are rents in Long Beach, CA?
Long Beach, CA rentals go for roughly $2,100/mo a month. That puts gross yield in solid territory relative to $717K acquisition costs.
Does Long Beach, CA make sense for an investment property?
Investors tracking Long Beach, CA will find a 3.0/5 rating supported by $717K median home values and $2,100/mo rents. That profile suits long-term holders targeting steady returns.
You know 90805 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90805 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 90805 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90805 (Long Beach)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90805 (Long Beach, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.