Long Beach Multifamily Courtyard
For Sale
$4,500,000
1050 Gaviota Avenue, Long Beach, CA 90813
14-unit multifamily property in Downtown Long Beach near Alamitos Beach.
Property Size12,928 SF
Lot Size0.29 Acres
Price / SF$348.08
Days on Market421
Property Features for 1050 Gaviota Avenue
General Information
Standard status
Active
Size
12,928 SF
Total Parking Spaces
8
Lot size
0.29 Acres
Property subtype
Residential Income / Res Income 2-4 Units
Zoning
Public Rec
Net Operating Income
$250,087
Building Details
Year Built
1963
Buildings
1
Units
14
Listing Agency:
LE INVESTMENT GROUP
Listed By:
DARREN CORREA · License #02066621
(909) 256-7889
Source:
Compass
Added: Jul 23, 2025
Changed: Sep 15
Last Checked: Sep 15 at 10:48AM
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 LE INVESTMENT GROUP
Investment Insights
Based on property information with market context.
The property at 1050 Gaviota Avenue is a 14-unit courtyard-style multifamily property in the Downtown/Alamitos Beach area of Long Beach. The two-story building is situated on approximately 0.29 acres and features a secure gated entry and a central landscaped courtyard. The courtyard provides natural light and an inviting residential setting. The property offers a mix of spacious 2-bedroom, 3-bedroom, and 4-bedroom units. Additional features include on-site parking, concrete slab foundation, pitched roof construction, and efficient building systems. The property is positioned near Downtown Long Beach, Alamitos Beach, local retail corridors, public transit, and major employment centers, offering residents convenient access to coastal amenities and regional connectivity. The units appeal to long-term renters seeking larger floor plans in a dense urban location.
Key Highlights
- Desirable mix of spacious 2, 3, and 4‑bedroom units appealing to long‑term renters.
- Located in the Downtown/Alamitos Beach area of Long Beach, near coastal amenities and major employment centers.
- Secure gated entry and central landscaped courtyard.
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
$273,833
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
6.09%
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%
$5,476,660
$5.5M
Cap Rate 7%
$3,911,900
$3.9M
Cap Rate 9%
$3,042,589
$3.0M
Market Conditions
NOI Build-Up for 12,928 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
$519.7K $40.20/SF
− Vacancy
−$21.8K −$1.69/SF
EGI
$497.9K $38.51/SF
− OpEx
−$224.0K −$17.33/SF
NOI
$273.8K $21.18/SF
Area
ZIP 90813
Vacancy
4.20%
Lease Rate
$40.20 /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%
$5,476,660
Cap Rate 7%
$3,911,900
Cap Rate 9%
$3,042,589
Alternative Uses
Best Use
Apartment 5plus
$3.91M
$3.42M – $4.56M
NOI $273,833 @ 7.0% cap · market cap 6.09%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$4.24M
$3.71M – $4.95M
NOI $297,147 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,647
Businesses Nearby
Explore this area
Business Placement
Demographics for 90813, CA
54,565
Population
18,603
Households
2.9
Avg Household Size
32
Median Age
16%
College-Educated
63%
High-School Grad
3.1 sq mi
ZIP Area
17,602
Density / Sq Mi
$50,302
Median Household Income
$31,450
Median Earnings
$1,578
Median Rent
$543,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - 14-unit multifamily property in Downtown Long Beach near Alamitos Beach.
Where is this apartment building located?
The property is located at 1050 Gaviota Avenue Long Beach, CA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Desirable mix of spacious 2, 3, and 4‑bedroom units appealing to long‑term renters.; Located in the Downtown/Alamitos Beach area of Long Beach, near coastal amenities and major employment centers.; Secure gated entry and central landscaped courtyard.
