ADU Portfolio · Long Beach, CA
Two-story garage + ADU maximizes lot value in Long Beach.
How INVICTA delivered a full-size 4-car garage and $3,200 a month in rental income on one residential parcel in Wrigley — without giving up off-street parking.
The project
From open framing to a garage and a rental.
Many homeowners worry that adding an ADU means giving up parking. By designing a two-story structure with a ground-floor 4-car garage, we expanded the lot’s use on both fronts: plenty of private parking and storage, plus an 800 sf unit that earns strong Long Beach rents.
- 4-car garage, 2 roll-up doorsFull-size, pillar-free parking and storage on the ground floor
- Open kitchen with quartz islandShaker cabinets, quartz counters and a stainless range hood
- Ductless mini-split HVACIndependent, high-efficiency heating and cooling for the unit
- RentedNow rents for $3,200 a month
Rent figure provided by the property owner; gross, before expenses.
Build process
Watch the ADU come together, phase by phase.
Every ADU we build follows the same path from dirt to move-in. Tap any photo to see it full size.
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01
Foundation & second-floor deck
2 photosReinforced perimeter footings engineered for a two-story load, then an engineered floor system spanning the wide, pillar-free 4-car garage opening.
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02
Second-story framing
3 photosExterior and interior walls framed on the deck and raised, then the roof framing set over the new unit.
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03
Exterior envelope & roofing
3 photosTwo layers of Grade D paper under smooth stucco, GAF Timberline Cool Series shingles, and gutters routed to rain barrels per the approved plans.
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04
Interior finishes & mechanicals
5 photosQuartz counters, shaker cabinets, stainless hood, recessed LED lighting, black hardware, LVP floors and a ductless mini-split system.
Approved by the City of Long Beach
Permit-ready plans, approved before we broke ground.
Every INVICTA build starts with complete drawings. These elevations were approved through the City of Long Beach electronic plan check in 2023, with the stucco system, GAF Timberline Cool Series shingles and rain-barrel drainage spelled out before construction began.
Play with ADU layouts in ADU Studio →ADU questions
Garage + ADU questions, answered.
Can I build an ADU over a garage?
Often, yes. A two-story garage with an ADU above is a common way to add a rental on lots where backyard space is tight. Height limits, setbacks and design rules vary by city and by lot, so our free feasibility report checks exactly what your property allows.
Do I lose my parking if I add an ADU?
Not with this design. Putting the ADU above a new garage keeps covered, off-street parking on the lot while adding a full rental unit upstairs.
How big can a detached ADU be?
California law guarantees homeowners can build at least an 800 sf ADU that meets the state minimums, even where local rules are stricter (HCD ADU Handbook). Many cities, including Long Beach, allow larger units depending on the lot.
Is a two-story ADU more expensive?
You build a garage and a home in one structure, so it costs more than a single-story ADU. In return you get both parking and a rental from the same footprint. Your feasibility report includes a realistic budget range for your lot.
More ADU projects
See another build.
Two ADUs + a garage on a triplex lot
An R3 lot that already had a triplex. We added two 400 sf detached units with a garage between them — five rentable units on one lot.
See the build →
800 sf 2 bed, 2 bath backyard ADU
A brand-new 800 sf detached ADU with two bedrooms, two full bathrooms and an open kitchen — plus new stamped concrete hardscape around the unit and side yard.
See the build →
600 sf garage to a 2 bed, 2 bath rental
An existing 600 sf garage converted into a complete 2 bed, 2 bath home with a full kitchen — now renting for $3,200 a month.
See the build →Free feasibility report
What could your lot build?
Send us your address. We’ll check your zoning, lot size, setbacks and utilities and send a written report on how many ADUs fit, what they’d cost and the path to permits — free.
- What you can buildHow many units, what size and where they fit on your lot
- Rules for your cityZoning, setbacks, height and state ADU law applied to your property
- Utilities & accessSewer, water, power and the path to the back of the lot
- Budget & rentA realistic cost range and what comparable units rent for
Request received.
Thanks — we’ll review your property and reach out with next steps.