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473 W 23rd St, Long Beach, CA 90806, USA
Priced too high to cash-flow with a loan — an equity or tax play, not income.
Investment potential
Your scenario · adjust the levers below or open advanced settings to see how returns change
$71,148
$5,929/mo · at 64% occupancy & $462/night
-$18,762
-$1,563/mo after costs & mortgage
Cap rate
3.8%
Cash-on-cash
-7.6%
DSCR
0.64
Confidence
Your assumptions
Revenue
$71,148/yr
Market avg: $71,148/yr · 64% occ · $462 ADR
Financing
$52,153/yr
Operating costs
$37,757/yr
How this property compares to similar short-term rentals nearby.
Comparable set · 48 properties
$254–$649
Median $460
35%–86%
Median 65%
$37.9K–$155.7K
Median $69.0K
175–365
Median 267
This property · $71.1K
Comparable properties (48)
Cash flow potential Low · Appreciation potential Medium
365 days available · 273 days booked ·
286 days available · 208 days booked ·
365 days available · 183 days booked ·
365 days available · 255 days booked ·
230 days available · 169 days booked ·
275 days available · 184 days booked ·
286 days available · 154 days booked ·
236 days available · 159 days booked ·
250 days available · 178 days booked ·
225 days available · 158 days booked ·
265 days available · 129 days booked ·
277 days available · 181 days booked ·
315 days available · 210 days booked ·
248 days available · 168 days booked ·
209 days available · 170 days booked ·
304 days available · 191 days booked ·
194 days available · 131 days booked ·
235 days available · 132 days booked ·
337 days available · 177 days booked ·
316 days available · 200 days booked ·
276 days available · 171 days booked ·
277 days available · 144 days booked ·
217 days available · 168 days booked ·
272 days available · 186 days booked ·
248 days available · 153 days booked ·
248 days available · 116 days booked ·
281 days available · 187 days booked ·
315 days available · 135 days booked ·
258 days available · 148 days booked ·
241 days available · 165 days booked ·
324 days available · 239 days booked ·
192 days available · 126 days booked ·
253 days available · 146 days booked ·
263 days available · 160 days booked ·
305 days available · 202 days booked ·
270 days available · 161 days booked ·
326 days available · 149 days booked ·
263 days available · 172 days booked ·
281 days available · 123 days booked ·
181 days available · 135 days booked ·
255 days available · 102 days booked ·
253 days available · 135 days booked ·
269 days available · 155 days booked ·
300 days available · 117 days booked ·
292 days available · 148 days booked ·
252 days available · 189 days booked ·
242 days available · 88 days booked ·
175 days available · 97 days booked ·
Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.
Who this property is for
The same property is a great buy for one investor and a trap for another. Here's the honest read.
1031 / high-equity buyer
~$215.1K
Year-1 tax shield
Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.
Price-disciplined buyer
$557.7K
Break-even purchase price
Break-even is ~36% below the Zestimate, a discount sellers in Long Beach rarely accept. Treat the number as a walk-away line rather than an opening offer.
DSCR cash-flow buyer
0.64
DSCR at asking
At asking price the property doesn't cover its own debt service, so it won't qualify for DSCR financing as modeled. If you need cash flow from day one, look at a mid-term-rental fallback or a different Long Beach submarket.
For a buyer who materially participates and qualifies for the STR tax treatment.
$215.1K
Estimated first-year deduction · range $178.6K–$245.3K
Why this matters here
At a marginal bracket, this deduction can be worth $66.1K–$90.7K in estimated federal tax saved.
This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.
Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.
California does not conform to federal bonus depreciation, so your state tax treatment will differ from the federal figures above.
Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.
How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).
At this price: cash-on-cash -7.6%, DSCR 0.64, cash flow -$18,762/yr
| Price vs asking | Price | Cash-on-cash | DSCR | Band |
|---|---|---|---|---|
| -25% | $653,250 | -3.0% | 0.85 | Below break-even |
| -22% | $679,380 | -3.7% | 0.82 | Below break-even |
| -15% | $740,350 | -5.1% | 0.75 | Below break-even |
| -8% | $801,320 | -6.4% | 0.70 | Below break-even |
| Asking | $871,000 | -7.6% | 0.64 | Below break-even |
| +8% | $940,680 | -8.7% | 0.59 | Below break-even |
| +15% | $1,001,650 | -9.5% | 0.56 | Below break-even |
Break-even price
$557,662
~36% under Zestimate. Where this property reaches 1.0 DSCR and neutral cash flow.
Discount needed
−$313,338
The gap between asking and the price a cash-flow buyer can underwrite.
If refi to 5.5% in 24 mo
+$7,644/yr
Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.
Annual avg $5,929 · peaks at $7,352 in Mar
Annual avg 61% · peaks at 74% in Jul
−$1,563/mo after all expenses
Cash to close
Down payment, closing costs, and furnishing
$252,590
Return on cash:9.8%
DSCR below 1.0 — but you can still qualify
Your DSCR is 0.64 · lenders typically require 1.0+.
Get matched with 2–3 vetted STR lenders, free.
What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.
Levered IRR
12.2%
over 5-yr hold, with tax shield
Equity multiple
1.7×
total proceeds vs. $252,590 invested
Projected value at exit
$1,111,641
year 5 · 5.0% annual appreciation
Tax shield contribution
+6.3 pts
of IRR comes from year-1 depreciation
| Year | Equity | Appreciation | Cumulative cash flow | Total value |
|---|---|---|---|---|
| Year 1 | $224,386 | $43,550 | $60,839 | $328,774 |
| Year 2 | $231,501 | $89,278 | $43,144 | $363,923 |
| Year 3 | $239,131 | $137,291 | $26,532 | $402,955 |
| Year 4 | $247,313 | $187,706 | $11,020 | $446,039 |
| Year 5 | $256,085 | $240,641 | -$3,376 | $493,351 |
Projection, not a promise.
Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.
Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.
Appreciation, rent growth, and financing rates are editable under Edit financials.
STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted Long Beach agent who knows which properties actually cash flow — and which to avoid.
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This analysis is generated by Chalet's Airbnb Calculator
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Real Estate Investment Analysis & Market Insights
Disclaimer
This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.
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