Quadplex with Established Rental
For Sale
$1,399,900
1089 E 7th St, Long Beach, CA 90813
Residential Income, Traditional, Long Beach, CA
Property Size3,020 SF
Lot Size0.06 Acres
Price / SF$463.54
Days on Market24
Property Features for 1089 E 7th St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LBCO
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 2, Bathroom 4, Bedroom 6, Bathroom 3, Bedroom 3, Bedroom 1, Bedroom 5
Parking features
On Street
Lot features
Sidewalks, Street Paved, Utilities - Overhead, Walk Street, Corners Established, Lot Shape- Rectangular, Lot- Level/ Flat
Directions
Intersection of Cerritos and 7th Street
Subdivision
Downtown Area, Alamitos Beach
Standard status
Active
APN
7266-005-024
Size
3,020 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2026
Utilities
Heating system
Natural Gas
Building Details
Year built
1922
Floors in Building
2
Number of units
4
Flooring type
Mixed
Roof type
Composition
Architectural style
Other
Listing Agency:
eXp Realty of California Inc
(888) 584-9427
Listed By:
Kory Jackson · License #01315324
(310) 717-3720
Added: Aug 9
Changed: Aug 31
Last Checked: Sep 1 at 10:06PM
MLS# 26870317
Copyright © 2026 The MLS/CLAW. 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.
Located at 1089 E 7th St in Long Beach, this quadplex contains 3,020 square feet on a 0.0595-acre lot. The property was built in 1922 and includes a room inventory of six bedrooms and four bathrooms. Interior features include mixed flooring, while natural-gas heating serves the building. The roof is composition, and parking is provided on street.
The asset produces established rental income and is situated in Long Beach, California, within Los Angeles County. Financial metrics reported for the property include an approximate 4.90% cap rate and 14.58 GRM. Zoning is identified as LBCO. The property is also offered as part of a portfolio with 117 W. 9th Street, and the seller intends to complete an IRC Section 1031 Tax-Deferred Exchange.
The asset produces established rental income and is situated in Long Beach, California, within Los Angeles County. Financial metrics reported for the property include an approximate 4.90% cap rate and 14.58 GRM. Zoning is identified as LBCO. The property is also offered as part of a portfolio with 117 W. 9th Street, and the seller intends to complete an IRC Section 1031 Tax-Deferred Exchange.
Key Highlights
- Quadplex at 1089 E 7th St, Long Beach, CA 90813
- 3,020 square feet on a 0.0595‑acre lot
- Six bedrooms and four bathrooms
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
$69,414
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
4.96%
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%
$1,388,280
$1.4M
Cap Rate 7%
$991,629
$991.6K
Cap Rate 9%
$771,267
$771.3K
Market Conditions
NOI Build-Up for 3,020 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
$103.3K $34.20/SF
− Vacancy
−$4.1K −$1.36/SF
EGI
$99.2K $32.84/SF
− OpEx
−$29.7K −$9.85/SF
NOI
$69.4K $22.98/SF
Area
ZIP 90813
Vacancy
3.99%
Lease Rate
$34.20 /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%
$1,388,280
Cap Rate 7%
$991,629
Cap Rate 9%
$771,267
Alternative Uses
Best Use
Multifamily LT 5
$991.6K
$867.7K – $1.16M
NOI $69,414 @ 7.0% cap · market cap 4.96%
Second Best
Apartment 5plus
$913.8K
$799.6K – $1.07M
NOI $63,968 @ 7.0% cap · market cap 4.57%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,250
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
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 - Four-unit residential property with mixed flooring, natural-gas heating, and on-street parking.
Where is this quadplex located?
The property is located at 1089 E 7th St Long Beach, CA.
What is the asking price?
The asking price for this property is $1,399,900.
What are key features of this property?
This property features: Quadplex at 1089 E 7th St, Long Beach, CA 90813; 3,020 square feet on a 0.0595‑acre lot; Six bedrooms and four bathrooms
