Four-Unit Residential Income
For Sale
$1,199,000
1015 Dawson Ave, Long Beach, CA 90804
Two front 1-bedroom units with bonus rooms and two rear 3-bedroom units over four oversized garages on one lot.
Property Size3,744 SF
Days on Market57
Property Features for 1015 Dawson Ave
General Information
Standard status
Active
Size
3,744 SF
Property subtype
Investment
Additional Details
Multifamily Units
4
Building Details
Building Size
3,744 SF
Year Built
1920
Units
4
Listing Agency:
Coldwell Banker Coastal Alliance
Listed By:
Luen Song · License #01733206
(562) 494-4600
Source:
Elliman
Added: Jul 8
Changed: Aug 31
Last Checked: Sep 1 at 7:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Coastal Alliance
Investment Insights
Based on property information with market context.
This four-unit residential income property is arranged as two buildings on one lot. The front building includes two 1-bedroom, 1-bathroom units, and each unit features a spacious bonus room. The rear building provides two 3-bedroom, 2-bathroom units positioned above four oversized garages, creating a distinct, separated layout between the front and rear dwellings.
The property is located at 1015 Dawson Avenue in Long Beach, CA 90804 and is offered for sale on an as-is basis.
The configuration offers a straightforward mix of unit layouts across the front and rear buildings, with the garage structure supporting the two larger rear residences.
The property is located at 1015 Dawson Avenue in Long Beach, CA 90804 and is offered for sale on an as-is basis.
The configuration offers a straightforward mix of unit layouts across the front and rear buildings, with the garage structure supporting the two larger rear residences.
Key Highlights
- Four‑unit property on one lot: two front 1‑bedroom, 1‑bath units and two rear 3‑bedroom, 2‑bath units
- Front building includes two 1BD/1BA units, each with a spacious bonus room
- Rear building features two large 3BD/2BA units positioned above four oversized garages
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
$80,498
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
6.71%
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%
$1,609,960
$1.6M
Cap Rate 7%
$1,149,971
$1.1M
Cap Rate 9%
$894,422
$894.4K
Market Conditions
NOI Build-Up for 3,744 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
$121.3K $32.40/SF
− Vacancy
−$6.3K −$1.68/SF
EGI
$115.0K $30.72/SF
− OpEx
−$34.5K −$9.21/SF
NOI
$80.5K $21.50/SF
Area
Long Beach, CA
Vacancy
5.20%
Lease Rate
$32.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,609,960
Cap Rate 7%
$1,149,971
Cap Rate 9%
$894,422
Alternative Uses
Best Use
Multifamily LT 5
$1.15M
$1.01M – $1.34M
NOI $80,498 @ 7.0% cap · market cap 6.71%
Second Best
Apartment 5plus
$1.02M
$895.0K – $1.19M
NOI $71,598 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$2.00M
$1.75M – $2.34M
NOI $140,317 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,981
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Two front 1-bedroom units with bonus rooms and two rear 3-bedroom units over four oversized garages on one lot.
Where is this quadplex located?
The property is located at 1015 Dawson Ave Long Beach, CA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Four‑unit property on one lot: two front 1‑bedroom, 1‑bath units and two rear 3‑bedroom, 2‑bath units; Front building includes two 1BD/1BA units, each with a spacious bonus room; Rear building features two large 3BD/2BA units positioned above four oversized garages
