JeffCroweCRE

Housing market/California/ZIP 90804

ACS 2023 · FY2027 SAFMR

ZIP 90804 Long Beach, California

Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
38,306
Households
15,041
Median HH income
$68,940
Renter share
78.3%
Median gross rent
$1,801
Vacancy
6.0%
Pop. change
-2.6%
2BR SAFMR
$2,970
SAFMR / rent
1.649×
2–49 unit stock
10,150
LIHTC proj / units
4 / 214
HUD assisted MF
—

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 90804 · CA — sent to you.

ZIP 90804 · CA

By checking this box you agree that you may be referred to another real estate broker or related service and acknowledge that CENTURY 21 The Avenues licensees and/or affiliates may be paid a valuable consideration for facilitating such referral.

ACS rent vs 2BR SAFMR

ZIP 90804 — Long Beach, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,801
2BR SAFMR$2,970
90% floor$2,673
110% ceiling$3,267

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 90804

  • 1-unit detached3,90524.4%
  • 1-unit attached8695.4%
  • 2–4 units3,05719.1%
  • 5–49 units7,09344.3%
  • 50+ units1,0586.6%
  • Mobile160.1%
TypeUnitsShare
1-unit detached3,90524.4%
1-unit attached8695.4%
2 units (duplex)9085.7%
3–4 units2,14913.4%
5–9 units3,40221.3%
10–19 units2,64116.5%
20–49 units1,0506.6%
50+ units1,0586.6%
Mobile160.1%

2–4 unit share 19.1% · 5–49 unit share 44.3% · combined 2–49 63.4%.

Units by bedrooms

Studio
1,157
1BR
5,038
2BR
7,262
3BR
2,186
4BR
337
5+
18

Rent burden

Rent ≥30% of income56.1%
Rent ≥50% of income28.2%
  • ACS median gross rent $1,801 (all bedrooms, occupied rentals).
  • Median contract rent $1,699.
  • Renters paying ≥30% of income 56.1%; ≥50% 28.2%.
  • FY2027 2BR SAFMR $2,970 (1.649× ACS median gross rent).

Population

38,306 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -2.6%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 4 projects, 214 units.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 10,633 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 90804 78.3% of occupied households are renters; vacancy is 6.0%; ACS median gross rent is $1,801; population changed -2.6% between the 2018 and 2023 ACS vintages; the housing stock includes 3,057 units in 2–4-unit structures and 7,093 units in 5–49-unit structures; 4 LIHTC projects totaling 214 units; FY2027 2BR SAFMR is $2,970 versus ACS median gross rent of $1,801. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

California research

ZIP 90804 is a Census / HUD profile for Los Angeles-Long Beach-Glendale, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 90804 — Long Beach, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
90001Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area64.4%$1,471$2,33090002Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area59.3%$1,509$2,33090003Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area73.4%$1,515$2,24090004Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area83.1%$1,752$3,19090005Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area91.0%$1,648$3,23090006Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area89.9%$1,396$2,56090007Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area89.6%$1,480$2,38090008Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area69.6%$1,589$2,64090009Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area——$2,96090010Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area82.2%$2,621$3,89090011Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area73.7%$1,497$2,32090012Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area91.8%$2,116$3,150

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 90804?

ZIP 90804 (Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area) has 38,306 residents, 15,041 households, a renter share of 78.3%, median household income of $68,940, and ACS 2023 median gross rent of $1,801. Vacancy is 6.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 90804?

ACS counts 908 units in 2-unit buildings, 2,149 in 3–4 unit buildings, 3,402 in 5–9, 2,641 in 10–19, and 1,050 in 20–49. Combined 2–49 unit stock is 10,150 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 90804?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,970. See the full schedule and 90–110% payment-standard band on the ZIP 90804 — Long Beach, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 90804 is Census / HUD research for Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.