Purchase Price: $1,249,999 | 4 Units | Long Beach, CA 90805

For real estate investors seeking a value-add opportunity in the multifamily space, this 4-unit property in Long Beach offers solid in-place cash flow with clear upside. With rents already strong on two units and room to increase on the others, 219 E Artesia Blvd is a prime candidate for cash flow and long-term equity growth.

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🔑 Property Overview

• Units: 4 (2 rented below market)
• Current Monthly Rents:
  • Unit 1: $2,900
  • Unit 2: $2,900
  • Unit 3: $1,662
  • Unit 4: $1,662
  • Total Current Rent: $9,124/month
• Pro Forma Monthly Rents:
  • Unit 1: $3,500
  • Unit 2: $3,500
  • Unit 3: $2,500
  • Unit 4: $2,500
  • Total Pro Forma Rent: $12,000/month
• Water Bill Budget: $700/month

The property’s pro forma numbers show strong potential for rent increases once the lower-rent units turn over.

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💸 Purchase & Financing Details

• Purchase Price: $1,249,999
• Loan Amount: $1,124,999 (10% down)
• Estimated Total Cash to Close: ~$168,676 (including down payment and closing costs)

Monthly Payment Breakdown

• Principal & Interest (6.999%): $7,483.89
• Property Taxes: $1,302.08
• Homeowners Insurance: $364.58
• Mortgage Insurance (PMI): $581.25
• Total Monthly Mortgage Payment: $9,731.80

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📊 Cash Flow Analysis (As-Is)

Monthly Gross Rent (Current): $9,124
Monthly Expenses:

• Mortgage Payment: $9,731.80
• Water: $700
• Misc/Repairs Reserve: $300
• Total Expenses: $10,731.80/month

Net Monthly Cash Flow (Current Rents): – $1,607.80

At today’s rent roll, the property would operate at a monthly loss of roughly $1,600/month. However, this changes dramatically when rents are brought to market.

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📈 Cash Flow Analysis (Pro Forma Rents)

Monthly Gross Rent (Pro Forma): $12,000
Same Monthly Expenses: $10,731.80

Net Monthly Cash Flow (Pro Forma): $1,268.20

Over a year, that translates to $15,218 in projected net income once all units are at market rent.

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📉 Appreciation Potential

Using Long Beach’s historical average appreciation rate of 7.39%, the projected property value after 9 years is approximately: $2,330,405

That’s a projected equity gain of over 9 years $1,080,000—not including principal paydown or rental income.

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🏁 Final Thoughts

219 E Artesia Blvd is a compelling opportunity for an investor willing to play the long game. With upside in rents, steady appreciation, and the advantages of 4-unit financing, this property could become a high-performing asset in your portfolio.