Nine-Unit Apartment
For Sale
$3,000,000
1128 Stanley, Long Beach, CA 90804
Two-story multifamily asset with separately metered gas and electricity paid by tenants.
Property Size8,245 SF
Lot Size0.15 Acres
Days on Market196
Property Features for 1128 Stanley
General Information
Standard status
Active
Size
8,245 SF
Lot size
0.15 Acres
Property subtype
Apartment
Units
Unit Mix
8 x 2BR/2BA, 1 x 1BR/1BA
Multifamily Units
9
Additional Details
Utilities to Site
Yes
Building Details
Building Size
8,245 SF
Year Built
1987
Buildings
1
Stories
2
Listing Agency:
LE INVESTMENT GROUP
Listed By:
DARREN CORREA · License #02066621
(909) 256-7889
Source:
Velocityrealtysd
Added: Mar 4
Changed: Sep 8
Last Checked: Sep 15 at 9:11AM
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.
Built in 1987, this apartment property comprises a single two-story building on an approximately 0.15-acre lot. The configuration includes eight 2-bedroom/2-bath residences and one 1-bedroom/1-bath residence, providing a predominantly larger-unit mix. Several apartments have received interior renovations and newer appliances. Gas and electricity are separately metered, with tenants responsible for those utilities.
The property is in Long Beach’s Eastside area, north of Pacific Coast Highway and near the Traffic Circle. Its setting provides access to retail corridors, transportation routes, Downtown Long Beach, and coastal destinations including Alamitos Beach.
The property is in Long Beach’s Eastside area, north of Pacific Coast Highway and near the Traffic Circle. Its setting provides access to retail corridors, transportation routes, Downtown Long Beach, and coastal destinations including Alamitos Beach.
Key Highlights
- Nine apartment units in one two‑story building
- Eight 2‑bedroom/2‑bath units and one 1‑bedroom/1‑bath unit
- Built in 1987 on an approximately 0.15‑acre lot
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
$157,673
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
5.26%
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%
$3,153,460
$3.2M
Cap Rate 7%
$2,252,471
$2.3M
Cap Rate 9%
$1,751,922
$1.8M
Market Conditions
NOI Build-Up for 8,245 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
$301.8K $36.60/SF
− Vacancy
−$15.1K −$1.83/SF
EGI
$286.7K $34.77/SF
− OpEx
−$129.0K −$15.65/SF
NOI
$157.7K $19.12/SF
Area
Long Beach, CA
Vacancy
5.00%
Lease Rate
$36.60 /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%
$3,153,460
Cap Rate 7%
$2,252,471
Cap Rate 9%
$1,751,922
Alternative Uses
Best Use
Apartment 5plus
$2.25M
$1.97M – $2.63M
NOI $157,673 @ 7.0% cap · market cap 5.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.41M
$3.86M – $5.15M
NOI $309,004 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
9
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,026
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
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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 - Two-story multifamily asset with separately metered gas and electricity paid by tenants.
Where is this apartment building located?
The property is located at 1128 Stanley Long Beach, CA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Nine apartment units in one two‑story building; Eight 2‑bedroom/2‑bath units and one 1‑bedroom/1‑bath unit; Built in 1987 on an approximately 0.15‑acre lot
