Real Estate Investing in Long Beach, California (90806)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90806 (Long Beach, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 35.3 — hard to cash-flow at these prices.
What’s happening in Long Beach, CA (90806)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90806 Long Beach
Looking more closely, ZIP 90806 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $789K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $789K asset, 90806 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Long Beach have seen price recovery that 90806 has not matched. Los Angeles County data supports the view that the spread is structural rather than temporary.
The demographic picture in 90806 includes headwinds that any investor should price in. Income distribution skews lower than Long Beach averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 90806 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Long Beach:
Property Strategy for 90806
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $485,897 | $1,770 | 2.6% | +2.9% | $485,897 |
| 2BR | $689,736 | $2,210 | 2.3% | +4.7% | $344,868 |
| 3BR | $791,603 | $2,800 | 2.5% | +4.9% | $263,868 |
| 4BR | $852,618 | $3,120 | 2.6% | +4.7% | $213,155 |
| 5BR | $923,107 | — | — | +4.4% | $184,621 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90806 Compare?
| Metric | 90806 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $788,970 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 3.4% | 3.5% | N/A | 5.7% |
| Avg Rent | $1,865 | $2,415 | N/A | - |
| Cap Rate | 1.8% | 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 90806 (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 | $788,970 |
| Monthly Rent | $1,865 |
| Price-to-Rent | 35.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +3.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). 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 90806
Population: 39,972
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 90806
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Rancho Dominguez Preparatory
Richard D. Browning High
Dominguez Elementary
Reid High
Bryant 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
What is the investability score for Long Beach, CA?
Yes - Long Beach, CA a 2.0/5 investability score. With $789K home prices against $1,865/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much do tenants pay in Long Beach, CA?
Expect rents around $1,865/mo per month in Long Beach, CA. With home values at $789K, the yield math works out to reasonable levels for rental investors.
Is Long Beach, CA landlord-friendly?
CA ranks as a tenant-protective state for landlord-tenant law. Long Beach generally follows the statewide framework, so landlords face reasonable operating rules.
Is Long Beach, CA good for house hacking?
The house hack math a challenging in Long Beach, CA. Owner-occupant buyers benefit from the $1,865/mo rents and $789K home values.
How should investors approach Long Beach, CA?
Most investors in Long Beach, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
You know 90806 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90806 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 90806 ranks in Los Angeles-Long Beach-Anaheim, CA
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