Real Estate Investing in Long Beach, California (90815)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90815 (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 29.7 — hard to cash-flow at these prices.
What’s happening in Long Beach, CA (90815)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90815 Long Beach
ZIP 90815 inside Los Angeles County looks affordable on the surface — median value of $1.1M — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 90815 is robust only for operators who understand what they are buying. A $1.1M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 90815 and stronger Long Beach ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 90815 ZIP's population of 43,461 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The 90815 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 90815
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $430,341 | $2,390 | 4.0% | +4.7% | $430,341 |
| 2BR | $824,804 | $2,980 | 2.6% | +6.1% | $412,402 |
| 3BR | $1,005,081 | $3,780 | 2.7% | +6.1% | $335,027 |
| 4BR | $1,130,765 | $4,210 | 2.7% | +6.4% | $282,691 |
| 5BR | $1,375,534 | — | — | +6.7% | $275,107 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90815 Compare?
| Metric | 90815 | Long Beach | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $1,052,142 | $668,931 | N/A | $761,003 |
| 5-Year CAGR | 4.6% | 3.5% | N/A | 5.7% |
| Avg Rent | $2,957 | $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 90815 (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 | $1,052,142 |
| Monthly Rent | $2,957 |
| Price-to-Rent | 29.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | +11.9% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +7.2% ▲ |
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 90815
Population: 43,461
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 90815
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Richard D. Browning High
Bryant Elementary
Kettering Elementary
Twain Elementary
Alvarado 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
Does Long Beach, CA make sense for an investment property?
Long Beach, CA records an investability rating of 3.0/5, with median home values near $1.1M and average rents around $2,957/mo. That combination puts it in the significant tier for investor interest.
What is the typical vacancy rate in Long Beach, CA?
Expect elevated vacancy in Long Beach, CA. Rents at $2,957/mo are absorbed by the tenant base without meaningful lag.
How do experienced investors play Long Beach, CA?
Long Beach, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.1M prices, $2,957/mo rents) make it a reasonable choice.
How do landlord-tenant laws work 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.
How much should I expect to pay for a home in Long Beach, CA?
Long Beach, CA median home values land near $1.1M. That is reasonable territory for investors looking at $2,957/mo-per-month rentals.
You know 90815 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90815 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 90815 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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