Upstairs Residential Income
For Sale
$400,000
Pending
5180 E Atherton, Long Beach, CA 90815
Long Beach, CA
Property Size868 SF
Lot Size7.55 Acres
Days on Market90
Property Features for 5180 E Atherton
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Laundry Room, Kitchen, Bedroom 1
Parking
1
Spa
1
Patio and Porch features
Deck
Interior features
Balcony, Built-in Features, Unfurnished, Living Room Balcony, Ceiling Fan(s), Storage, Formica Counters
Appliances
Water Heater, Disposal, Electric Oven, Dishwasher, Electric Cooktop
Subdivision
Sovereign Park Estates (SPE)
Elementary school district
Long Beach Unified
Middle school district
Long Beach Unified
High school district
Long Beach Unified
Directions
Clark north from PCH and right(east) on Atherton. Turn right into complex at 1st entry and park
Standard status
Pending
APN
7240001145
Size
868 SF
Lot size
7.55 Acres
Taxes and HOA fees
HOA Fee
$521 Monthly
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
5 swimming pools
clubhouse
fitness center
community laundry facilities
resident library
patio deck
Building Details
Year built
1965
Floors in Building
2
Number of units
155
Flooring type
Laminate
Building materials
Frame, Stucco
Architectural style
Contemporary
Additional Structures
Storage
Listing Agency:
First Team Real Estate
(562) 596-9911
Listed By:
Alan Wignall · License #00373345
(949) 988-3000
Added: May 29
Changed: Aug 26
Last Checked: Aug 26 at 10:06PM
MLS# PW26117119
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 upstairs residential income property offers one bedroom, one bathroom, and a bright living room that opens onto a private deck. The kitchen includes a dishwasher, refrigerator, electric oven, electric cooktop, disposal, and exhaust hood. Interior features include laminate flooring, ceiling fans, built-in elements, storage, Formica counters, and public water and sewer service. The unit was built in 1965 and uses a contemporary architectural style with frame and stucco construction.
Community amenities include five swimming pools, a clubhouse, fitness center, resident library, laundry facilities, and a spa. The property also includes a garage space located a short distance from the unit, along with nearby public parking. HOA dues cover high-speed internet, Direct TV, trash, water, and exterior maintenance. The property is located in Long Beach near shopping, grocery stores, restaurants, and public transportation.
Community amenities include five swimming pools, a clubhouse, fitness center, resident library, laundry facilities, and a spa. The property also includes a garage space located a short distance from the unit, along with nearby public parking. HOA dues cover high-speed internet, Direct TV, trash, water, and exterior maintenance. The property is located in Long Beach near shopping, grocery stores, restaurants, and public transportation.
Key Highlights
- 1 bedroom and 1 bathroom upstairs unit
- Private deck connected to the living room
- Kitchen includes dishwasher, refrigerator, electric oven, electric cooktop, and disposal
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
$13,885
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
3.47%
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%
$277,700
$277.7K
Cap Rate 7%
$198,357
$198.4K
Cap Rate 9%
$154,278
$154.3K
Market Conditions
NOI Build-Up for 868 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
$26.4K $30.36/SF
− Vacancy
−$1.1K −$1.28/SF
EGI
$25.2K $29.08/SF
− OpEx
−$11.4K −$13.09/SF
NOI
$13.9K $16.00/SF
Area
ZIP 90815
Vacancy
4.20%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
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%
$277,700
Cap Rate 7%
$198,357
Cap Rate 9%
$154,278
Alternative Uses
Best Use
Apartment 5plus
$198.4K
$173.6K – $231.4K
NOI $13,885 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$272.6K
$238.5K – $318.0K
NOI $19,079 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,937
Businesses Nearby
Explore this area
Business Placement
Demographics for 90815, CA
41,837
Population
15,908
Households
2.6
Avg Household Size
38
Median Age
53%
College-Educated
95%
High-School Grad
7.1 sq mi
ZIP Area
5,893
Density / Sq Mi
$116,567
Median Household Income
$66,669
Median Earnings
$2,263
Median Rent
$890,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-bedroom unit with private deck, assigned garage space, and access to extensive community amenities.
Where is this residential income property located?
The property is located at 5180 E Atherton Long Beach, CA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1 bedroom and 1 bathroom upstairs unit; Private deck connected to the living room; Kitchen includes dishwasher, refrigerator, electric oven, electric cooktop, and disposal
