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Los Angeles County/Long Beach/90804

90804

ZIPSAFMR
Los Angeles County, CA
Zillow

ZIP Investment Score

71Below average

095130300
BRFMR
Eff. Rent
0 BR$2,160$1,980
1 BR$2,410$2,480
2 BR$2,970$3,170
3 BR$3,770$3,580
4 BR$4,220$3,830
5 BR$4,853Not available
6 BR$5,581Not available
7 BR$6,418Not available
8 BR$7,381Not available

Purchase Price Calculator

Maximum purchase price
$409,144

Cost breakdown

+Likely effective rent$3,170
HUD FMR$2,970
Market rent$3,270
Est. payment standard (107%)Used$3,170
-Principal and interest-$2,069
Loan amount$327,315
Down payment$81,829
Rate6.50%
Term30 years
-Operating costs-$901
Property taxes-$409
Insurance-$175
Utilities$0
HOA$0
Management-$317
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$50,386(61.6% ROI)
Projected value
$440,604
Return breakdown
Property appreciation+$31,459
Loan principal paid down+$11,727
Rental cash flow+$7,200
5-year hold
+$86,677(105.9% ROI)
Projected value
$462,909
Return breakdown
Property appreciation+$53,765
Loan principal paid down+$20,912
Rental cash flow+$12,000
10-year hold
+$188,425(230.3% ROI)
Projected value
$523,739
Return breakdown
Property appreciation+$114,595
Loan principal paid down+$49,830
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.09
1 BR
0.96
2 BR
0.91
3 BR
1.05
4 BR
1.10
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 90804 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 90804 (Long Beach, CA) is $2,970 a month. That is up 6.1% from $2,800 in FY 2026. Long Beach is in the Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 458 ZIP codes in Los Angeles County, 90804 is tied for the 169th-highest two-bedroom rent (county range $1,870–$4,450). The median county two-bedroom FMR in California is $1,725, so ZIP 90804 is 72% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 90804
BedroomsFY 2027Change90–110% range
Studio$2,160+7.5%$1,944–$2,376
1BR$2,410+7.1%$2,169–$2,651
2BR$2,970+6.1%$2,673–$3,267
3BR$3,770+6.2%$3,393–$4,147
4BR$4,220+6.8%$3,798–$4,642

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 90804
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,160$2,410$2,970$3,770$4,220
FY 2026$2,010$2,250$2,800$3,550$3,950
FY 2025$1,700$1,900$2,400$3,050$3,380
FY 2024$1,620$1,830$2,320$2,980$3,280
FY 2023$1,440$1,640$2,080$2,700$2,970

Two-bedroom rent in nearby Los Angeles County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 90804
90801$2,960−0.3%
90802$3,260+9.8%
90803$3,920+32.0%
90804Current$2,970—
90805$2,630−11.4%
90806$2,560−13.8%
90807$2,920−1.7%
90808$3,590+20.9%
90809$2,960−0.3%
90810$2,470−16.8%
90813$2,630−11.4%
90814$3,260+9.8%

Questions about ZIP 90804 rents

How much will Section 8 pay for a two-bedroom in ZIP 90804?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,970, that basic range is $2,673 to $3,267 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 90804 in?

ZIP 90804 is in the Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 90804 for FY 2027?

The two-bedroom FMR rose 6.1%, from $2,800 in FY 2026 to $2,970 in FY 2027. Since FY 2023 it has risen 42.8%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentLong Beach, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources