Open-Layout Office
For Sale
Under Contract
$2,800,000
3444 E Anaheim, Long Beach, CA 90804
Commercial Sale, Long Beach, CA
Property Size5,900 SF
Price / SF$474.58
Days on Market229
Property Features for 3444 E Anaheim
General Information
Property type
Residential
Property subtype
Office
Zoning
LBCCA
Directions
I-405 Freeway to Redondo Ave exit; South on Redondo Ave to E Anaheim St; Left on E Anaheim St to address.
Subdivision
3 - Eastside, Circle Area
Standard status
Active Under Contract
APN
7259013023
Amenities
large windows
well-maintained landscaping
covered entryways
Building Details
Year built
1986
Listing Agency:
eXp Realty of California Inc
(888) 584-9427
Listed By:
Devin Doherty · License #01323878
(949) 629-4400
Added: Jan 26
Changed: Sep 2
Last Checked: Sep 12 at 8:06PM
MLS# OC25279811
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 5,900-square-foot office property, built in 1986, offers an adaptable interior arrangement for offices, meeting areas, and storage. Large windows bring natural light into the workspace, while covered entryways and maintained landscaping contribute to the building’s exterior presentation. On-site parking is available for clients and staff.
The property is located at 3444 E Anaheim in Long Beach, California, with access to major roads and proximity to California State University Long Beach. LBCCA zoning is identified for the site.
The property is located at 3444 E Anaheim in Long Beach, California, with access to major roads and proximity to California State University Long Beach. LBCCA zoning is identified for the site.
Key Highlights
- 5,900‑square‑foot office property
- Built in 1986
- Open interior areas for offices, meetings, and storage
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$150,326
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.37%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,006,520
$3.0M
Cap Rate 7%
$2,147,514
$2.1M
Cap Rate 9%
$1,670,289
$1.7M
Market Conditions
NOI Build-Up for 5,900 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$269.0K $45.60/SF
− Vacancy
−$68.6K −$11.63/SF
EGI
$200.4K $33.97/SF
− OpEx
−$50.1K −$8.49/SF
NOI
$150.3K $25.48/SF
Area
Long Beach, CA
Vacancy
25.50%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,006,520
Cap Rate 7%
$2,147,514
Cap Rate 9%
$1,670,289
Alternative Uses
Best Use
Office B
$2.15M
$1.88M – $2.51M
NOI $150,326 @ 7.0% cap · market cap 5.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.16M
$2.76M – $3.69M
NOI $221,119 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,585
Businesses Nearby
Explore this area
Business Placement
Demographics for 90804, CA
39,370
Population
15,998
Households
2.5
Avg Household Size
33
Median Age
30%
College-Educated
75%
High-School Grad
2.2 sq mi
ZIP Area
17,895
Density / Sq Mi
$68,940
Median Household Income
$38,914
Median Earnings
$1,801
Median Rent
$673,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial space includes areas for offices, meetings, and storage.
Where is this office building located?
The property is located at 3444 E Anaheim Long Beach, CA.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 5,900‑square‑foot office property; Built in 1986; Open interior areas for offices, meetings, and storage
