Real Estate Investing in Long Beach, California (90813)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90813 (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 25.8 — hard to cash-flow at these prices.
What’s happening in Long Beach, CA (90813)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90813 Long Beach
ZIP 90813 in Long Beach, CA carries a healthy set of headwinds. Home values near $586K and rents of $1,895/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 90813 can be a a credible choice for hunting ground — but the discount at $586K reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 90813 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 90813 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. healthy returns are possible in 90813, 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 90813
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $390,157 | $1,800 | 3.3% | +4.6% | $390,157 |
| 2BR | $541,723 | $2,250 | 3.0% | +4.8% | $270,861 |
| 3BR | $687,466 | $2,850 | 3.0% | +4.4% | $229,155 |
| 4BR | $769,134 | $3,180 | 3.0% | +4.8% | $192,283 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90813 Compare?
| Metric | 90813 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $586,111 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 3.5% | N/A | 5.7% |
| Avg Rent | $1,895 | $2,415 | N/A | - |
| Cap Rate | 2.5% | 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 90813 (Long Beach, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90813 (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 | $586,111 |
| Monthly Rent | $1,895 |
| Price-to-Rent | 25.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +3.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 90813
Population: 51,689
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 90813
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 16,313 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How quickly do rentals get leased in Long Beach, CA?
Long Beach, CA carries elevated vacancy risk. Expect reliable absorption at market rents of $1,895/mo.
What do rentals go for in Long Beach, CA?
Rental rates in Long Beach, CA average $1,895/mo. Tenant demand and $586K home values make the yield look reasonable by investor standards.
What is the smart move for investors in Long Beach, CA?
In Long Beach, CA the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $586K prices and $1,895/mo rents suits that approach.
Is CA a landlord-friendly state?
The landlord environment in Long Beach, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
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 $586K and rents around $1,895/mo create a solid backdrop for investor activity.
You know 90813 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90813 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 90813 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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