Real Estate Investing in Long Beach, California (90810)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90810 (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 29.9 — hard to cash-flow at these prices.
What’s happening in Long Beach, CA (90810)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90810 Long Beach
The 90810 ZIP covers a section of Long Beach that demands careful diligence. Prices near $720K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 90810 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 90810 sits on the difficult end of the CA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
The 90810 ZIP's population of 35,648 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Experienced landlords with local relationships tend to find 90810 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 90810
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $537,939 | $1,690 | 2.3% | +4.4% | $537,939 |
| 2BR | $642,519 | $2,110 | 2.4% | +6.2% | $321,260 |
| 3BR | $718,045 | $2,680 | 2.7% | +5.8% | $239,348 |
| 4BR | $765,396 | $2,980 | 2.8% | +6.0% | $191,349 |
| 5BR | $829,499 | — | — | +5.5% | $165,900 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90810 Compare?
| Metric | 90810 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $720,386 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 4.2% | 3.5% | N/A | 5.7% |
| Avg Rent | $2,010 | $2,415 | N/A | - |
| Cap Rate | 2.2% | 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 90810 (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 | $720,386 |
| Monthly Rent | $2,010 |
| Price-to-Rent | 29.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 90810
Population: 35,648
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 90810
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Academy of Medical Arts at Carson High
Andrew Carnegie Middle
Academies of Education and Empowerment at Carson High
Bonita Street Elementary
Caroldale Learning Community
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 10,617 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Long Beach, CA?
Rent in Long Beach, CA is around $2,010/mo. The resulting rent-to-value relationship with $720K pricing is reasonable for most investor models.
Is Long Beach, CA better for rentals, flips, or BRRRR?
For Long Beach, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Long Beach, CA a good market for buy-and-hold investors?
Our data puts Long Beach, CA at 3.0/5 for investability. Home prices of $720K and rents around $2,010/mo create a solid backdrop for investor activity.
Does a duplex house hack pencil in Long Beach, CA?
The a challenging house-hack environment in Long Beach, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Where do home prices stand in Long Beach, CA?
Long Beach, CA home values average about $720K. That price point suits investors targeting rentals with $2,010/mo in monthly income.
You know 90810 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90810 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 90810 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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