Flipping houses in Long Beach: historic districts, mid-century homes and realistic flip math
Long Beach has about 451,000 residents and a median home value near $850,000 in recent Census estimates. Only about 41% of homes are owner-occupied and about 45% are single-unit houses, so detached homes are a minority and buyers compete for updated ones.
Long Beach flips fall into two broad types. Older neighborhoods like Bluff Park, California Heights and Belmont Heights have historic district rules that shape exterior changes. The east side, including Los Altos and Lakewood Village, is full of post-war and mid-century ranch homes that suit full updates. This guide uses Census figures and local search data to compare ZIP codes and walks through flip math.
Long Beach ZIP codes for flips
Recent Census estimates show Long Beach medians from about $543,000 to about $1.19 million.
Belmont Shore and Naples area 90803
A median near $1.19 million and owner-occupancy near 44%, with beach-close homes and the highest resale prices.
Lakewood Village and east 90808
A median near $954,000, owner-occupancy near 82% and about 91% single homes, with post-war ranch homes that are classic flip stock.
Los Altos 90815
A median near $928,000 and owner-occupancy near 65%, with mid-century homes near Cal State Long Beach.
Bixby Knolls and California Heights 90807
A median near $885,000 and owner-occupancy near 57%, with 1920s to 1950s character homes and historic districts.
North Long Beach 90805 and west 90810
Medians near $606,000 to $614,000 and owner-occupancy near 42% to 60%, with the lowest single-family entry prices.
Nearby Lakewood 90712 and 90713
Medians near $830,000 to $849,000 and owner-occupancy near 75% to 85%, with similar post-war homes competing for buyers.
ZIP medians are recent Census estimates. Price every flip from recent sales of similar updated homes nearby. Values change block by block, so pull recent sales close to the property before you make an offer.
Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
What Long Beach-area buyers search for
Long Beach real estate draws about 720 searches a month and homes for sale in Long Beach about 590. Nearby Lakewood draws about 390.
Tenant rules are on owners' minds
Long Beach rent control draws about 110 searches a month.
Neighborhoods have their own searches
Homes for sale in Bixby Knolls draw about 40 searches a month.
Historic districts draw interest
Long Beach historic districts draw about 20 searches a month.
- 1Long Beach real estateAbout 720
- 2Homes for sale Long Beach CAAbout 590
- 3Homes for sale Lakewood CAAbout 390
- 4Long Beach rent controlAbout 110
- 5Homes for sale Bixby KnollsAbout 40
- 6Long Beach historic districtsAbout 20
- 7Homes for sale Belmont ShoreAbout 10
- 8Homes for sale North Long BeachAbout 10
How flippers can use this data
Use local data to find and price deals:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate deals.
Read the webinar announcement →
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
How to find flips in Long Beach
- 1
Use targeted lead lists
Probate, long-time owner, absentee owner and preforeclosure lists help you reach owners of original-condition homes before they list.
- 2
Watch public records
Notices of default and trustee sale notices show owners under pressure. Most California foreclosures are non-judicial.
- 3
Build a local team
Line up a licensed contractor who knows historic district review and an agent who knows each neighborhood's resale prices.
Before you buy
- Check historic district status
- Confirm vacancy
- Inspect foundation and sewer line
- Confirm permit history
- Pull recent updated sales
- Budget a cushion
See also wholesale house prices in Long Beach and off-market property in Los Angeles County.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Historic districts, tenants and foreclosures in Long Beach
Long Beach rules can shape your scope and timeline. Check them before you make an offer. A California Heights bungalow in a historic district, a Lakewood Village ranch home with original systems and a North Long Beach home headed to a trustee sale each call for a different timeline, budget and exit plan.
Historic districts
Long Beach has many designated historic districts, and exterior changes there often need design review. Interior remodels are usually simpler.
- Design review
- Exterior changes
Check district status and guidelines before you plan exterior work.
Tenant protections
State tenant protections apply to many rentals, and Long Beach has its own rules, including relocation assistance in some cases. Buying an occupied home can add time and cost.
- Tenant rules
- Relocation
Buy vacant or get legal advice first.
Trustee sales
Most California home foreclosures are non-judicial. A notice of default is recorded, and a trustee sale can follow after required waiting and notice periods.
- Notice of default
- Trustee sale
Reach owners after a notice of default, before the sale date.
Post-war and mid-century homes
East-side homes from the 1940s and 1950s often need new electrical panels, plumbing, windows and roofs. Buyers pay premiums for clean, modern updates that respect the original style.
Budget for systems before finishes.
Questions before buying a Long Beach flip
- 1Is the home in a historic district?
- 2Is it vacant?
- 3What do the foundation and sewer line look like?
- 4Were past additions permitted?
- 5Is there a notice of default?
- 6What do updated homes nearby sell for?
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
Long Beach in numbers
Long Beach has about 451,000 residents, a median home value near $850,000 and a median household income around $91,000 in recent Census estimates, with about 41% of homes owner-occupied, about 45% single-unit homes and vacancy near 6%.
The port, healthcare, aerospace, education and tourism support local jobs.
Single-family homes are concentrated on the east side and in north and central neighborhoods, while downtown and the central city are mostly apartments.
Buyers value walkable neighborhoods, character homes and proximity to the beach.
California rules on permits, disclosures and contractor licensing apply to every flip, so build them into your plan.
- Buy occupied without advice
- Do unpermitted work
- Over-improve in lower-priced areas
- Buy vacant when possible
- Pull permits
- Match finishes to the neighborhood
California resources
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Running the numbers on a Long Beach flip
Start with the after-repair value and work backward. High prices mean large holding and selling costs, so build in a cushion. Get contractor bids and a realistic timeline before you make an offer, and compare your after-repair value with at least three recent sales of similar updated homes nearby.
Profit = After-repair value − Purchase, repairs, holding and selling costs
Aim for a margin that survives surprises.
About 7% of the resale price. A sewer line or foundation surprise could cut this sharply, so inspect thoroughly before you buy.
Character sells
Buyers pay for well-preserved period details.
Vacant is simpler
Occupied homes can add time and cost.
Selling costs add up
Fees and transfer taxes are large on high-price homes.
Speed protects profit
Every extra month adds financing cost.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Flipping houses in Long Beach: FAQ
Short answers for investors flipping in Long Beach. Tap a question to open it.
QIs Long Beach good for flips?Yes
QDo historic districts limit work?
QDoes Long Beach have rent control?
QHow do California foreclosures work?Yes
QWhere is the main flip stock?
QWhere are entry prices lowest?
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Find your next Long Beach flip
Long Beach rewards flippers who respect historic districts, buy vacant homes and price from nearby updated sales.
ForeclosuresDaily.com supplies probate, preforeclosure, absentee owner and tax delinquent leads across Los Angeles County and California. Explore our lead products.