How Much Does a Long Beach ADU Rent For? 2026 Closed Comps Broken Down by Neighborhood and Bedroom Count
If you own a Long Beach property and are trying to figure out what your ADU is worth on the rental market — or if you're shopping for investment properties and need to know what the income side actually looks like — this post gives you real numbers from real closed leases.
These aren't estimates. These are 17 closed MLS comps from Long Beach ADUs leased between January and June 2026, pulled directly from CRMLS. Here's what the market is actually paying.
1 Bedroom / 1 Bath ADUs: $1,600–$2,500/Month
The spread in the 1BD/1BA category is wider than most people expect, and it comes down almost entirely to neighborhood and finish quality.
At the bottom of the range, a 400 sq ft standalone cottage in Downtown Long Beach's Willmore District leased for $1,600/month (128 W 9th St). It's new construction (2025-built), well-finished, and comes with a private patio and off-street parking — but Downtown Long Beach commands a discount relative to the Eastside and South neighborhoods, and the size keeps the rent anchored low. For investors running pure yield math, that's actually a useful data point: smaller units in walkable but transitional corridors still pencil at the right purchase price.
In the middle of the range, a remodeled 576 sq ft unit in Westside/North of Willow leased for $2,300/month (2115 W 29th #A). It had a full remodel, enclosed backyard, and included gardener, gas, and water — the utility inclusions matter more in this price band than people realize because they allow landlords to command a premium even on older stock in working-class neighborhoods.
The upper end of the 1BD category tells a cleaner story. A 2023-built ADU on the Eastside's Circle Area (3617 E Esther) with quartz counters, walk-in shower, private patio, private yard, and 2 tandem driveway spaces leased at $2,400/month. A heavily upgraded 420 sq ft Imperial Estates South unit with a spa-like bathroom, tankless water heater, farmhouse sink, and a genuinely premium fit-out leased at $2,500/month (8130 E Topia #A). South of Conant's 463 sq ft ADU also hit $2,400/month (5337 E Brittain #1/2) in June 2026.
1BD/1BA range: $1,600–$2,500/month. Expect $2,200–$2,400 for a well-finished unit in a mid-tier Long Beach neighborhood; push above that in South of Conant, Imperial Estates, or the Eastside if the finishes justify it.
2 Bedroom / 1 Bath ADUs: $1,700–$2,700/Month
This is where neighborhood premiums show up most clearly. The same bedroom count can produce a $1,000/month spread depending on where the unit sits on the map.
North Long Beach sits at the bottom of this range. A brand-new 600 sq ft 2/1 in North Long Beach (4966 Oregon Ave #D) leased for $1,700/month in January 2026 — a 2025 build with recessed lighting and A/C, no parking, no W/D. That's the floor for a new ADU in this corridor. The tradeoff is investor math: at North Long Beach purchase prices, the cash-flow math pencils more easily than in any other Long Beach pocket.
Artcraft Manor (near Los Altos) came in at $2,300/month for a remodeled 768 sq ft duplex front unit on Grand Ave (2293 Grand Ave). Remodeled electrical, new appliances, new bathroom — functional but not high-end. Closed April 2026 after a price reduction from $2,500.
Rose Park delivered a brand-new 2025-built ADU at 796 Cherry Ave at $2,050/month — notably lower than what you'd expect for a new build in that neighborhood. The listing notes "max 2 persons" and no pets, which may have created friction on tenant demand and compressed the closing rent.
The East Long Beach and Alamitos Heights pocket shows what the market will pay for a well-finished, well-located 2/1. A new-construction ADU at 625 Orizaba Ave #5 in Alamitos Heights leased at $2,275/month in June 2026. Same building's second unit (#6, slightly upgraded position in Bluff Park) leased at $2,625/month in May 2026 — a $350/month spread between two essentially identical units on the same parcel, driven by unit position and possibly move-in timing.
South of Conant's 2/1 (5943 E Adderley #B, 780 sq ft, brand-new, shaker cabinets, quartz, mini-splits, washer/dryer in unit) leased at $2,700/month in May 2026 — the top of the 2/1 comp set, and a strong data point for what the established East Long Beach residential neighborhoods will support.
2BD/1BA range: $1,700–$2,700/month. Best comps cluster around $2,275–$2,625 for East-side and South of Conant neighborhoods; North Long Beach is a meaningful discount.
2 Bedroom / 2 Bath ADUs: $2,490–$2,950/Month
Adding a second bathroom consistently bumps the rent, and the comps confirm it.
A 2022-built 655 sq ft 2/2 in Long Beach's Zaferia neighborhood (2598 E Spaulding #C) with private bath in the primary, solar panels, mini-split HVAC, and quartz throughout leased at $2,490/month (down from a $2,595 ask — took 104 days, which is the longest absorption in this comp set by far). No W/D connections was the note that likely hurt demand here.
At 748 Newport Ave in the Eastside, two brand-new 2/2 units at 750 sq ft each leased simultaneously at $2,650 (unit #5) and $2,725 (unit #6) in late March 2026. Same building, 24-day absorption, new construction with solar, W/D in-unit, private deck/patio. The $75/month spread between the two units is likely a floor vs. upper-floor difference.
North Long Beach's top 2/2 comp (5496 Lime Ave #A, 800 sq ft, private yard, garage, patio, skylight, new kitchen, washer/dryer, tankless water heater) leased at $2,950/month in May 2026 — the strongest rent-per-square-foot argument for North Long Beach in this set. Rent includes electricity and gardener, which explains some of the premium.
2BD/2BA range: $2,490–$2,950/month. New construction with W/D and covered parking consistently closes at the high end of this band.
3 Bedroom ADUs: $3,300–$3,715/Month
The 3BD comp set is small but useful.
A 3/1 at 2370 Pine Ave in the Wrigley area (1,127 sq ft, vaulted ceilings, W/D included, driveway parking) leased at $3,300/month in April 2026. New construction with an open concept layout — the 129-day absorption suggests the Wrigley corridor required more time to find a qualified tenant at this price point, and the final rent met the original ask.
A new 3/2 in California Heights (3636 Gardenia #A, 1,300 sq ft, open plan, vaulted ceilings, walk-in closet, en-suite, private laundry, Google thermostat, water/sewer included) leased at $3,500/month in March 2026 — down from a $4,200 original ask. The 66-day absorption and $700 price reduction from ask are the honest signal: 3BD ADUs in California Heights have real demand but a narrower qualifying tenant pool, so pricing correctly the first time matters.
The outlier is 162 E Adair in North Long Beach (763 sq ft, 3/2, large backyard, full appliances, washer/dryer hookups, central A/C) at $3,715/month closed in March 2026. Three bedrooms in 763 square feet is a tight configuration, and that rent is notably high relative to the square footage and neighborhood — which suggests strong family demand for 3BR units specifically in that part of North Long Beach, even at a size premium that doesn't fully show up in the price-per-square-foot.
3BD range: $3,300–$3,715/month. Expect longer absorption in this category; price at market from day one rather than starting high.
What Drives the Spread: A Quick Framework
Looking at all 17 comps together, the biggest rent drivers in order are:
1. Neighborhood. A 650 sq ft 2/1 in Alamitos Heights leases $600+/month higher than the same configuration in North Long Beach. Location premium is real and durable.
2. Finish quality. Quartz counters, W/D in-unit, private outdoor space, and covered parking consistently push rents to the top of their respective ranges. These aren't nice-to-haves — they're the difference between $2,275 and $2,625.
3. Parking. Several units in this set have no parking and absorbed slowly. Long Beach's limited street parking in walkable corridors makes off-street parking genuinely valuable to tenants.
4. Utility inclusions. Units that bundle water, gas, or electricity into the rent command higher gross rent and often attract more qualified tenants faster.
5. Absorption vs. price. The two units that absorbed longest (Zaferia 2/2 at 104 days; Wrigley 3/1 at 129 days) both had factors that narrowed the tenant pool — no W/D in the Zaferia unit, higher price point in Wrigley. Positioning matters.
The Income Side of the Investment Equation
If you're underwriting a Long Beach ADU purchase, this comp set suggests a reasonable range of $2,000–$2,800/month for a 2-bedroom ADU in a mid-tier Long Beach neighborhood, depending on configuration and finishes. A well-positioned new-construction 2/2 in the Eastside or South of Conant will support the top of that range; a basic 2/1 in North Long Beach will land at the bottom.
At $2,400/month — roughly the midpoint of the 2BD set — that's $28,800 in annual gross rental income. Using that ADU rental income to qualify for your mortgage is a specific calculation that varies by lender and loan type, and it affects how much you can offer. Understand that math before you're in contract, not after.
How much down you actually need to cash-flow an SFR with ADU in Long Beach is the right model to run before you start shopping — today's rates make the break-even down payment higher than most buyers expect.
If You're Selling a Long Beach Property with an ADU
Documented rental history at the rates above is one of the most powerful tools in a Long Beach ADU listing. Buyers — especially investor buyers — are underwriting the income story, and how your home gets valued when an ADU is involved comes down in part to whether an appraiser can apply the income approach. That requires a permitted unit and documentation. Get those in order before you list.
If you have an unpermitted unit or a garage conversion, the three real options for Long Beach sellers in 2026 lay out exactly how to approach it — the answer isn't always to legalize, and it's not always to disclose as-is. The right path depends on your timeline, budget, and buyer pool.
For a full breakdown of where Long Beach's ADU market stands right now for sellers and buyers, the Long Beach ADU Market Update for July 2026 covers what's moving and what the current rate environment is doing to buyer demand.
