Upgraded Warehouse with Office
For Sale
$1,709,000
820 W Esther St, Long Beach, CA 90813
Turnkey warehouse with upgraded office, roll-up doors, and gated parking.
Property Size6,799 SF
Lot Size0.32 Acres
Price / SF$251.36
Days on Market233
Property Features for 820 W Esther St
General Information
Standard status
Active
Size
6,799 SF
Lot size
0.32 Acres
Building Details
Year Built
1940
Listing Agency:
Century 21 Allstars
Listed By:
Miguel Gonzalez · License #01716213
(562) 686-3299
Source:
Myfabuloushome
Added: Jan 26
Changed: Sep 11
Last Checked: Sep 15 at 11:00PM
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 Century 21 Allstars
Investment Insights
Based on property information with market context.
This property features recently upgraded office space of approximately 2,500 square feet, complemented by a large warehouse in the rear. The property is zoned for light industrial use, as well as cannabis cultivation and manufacturing. It is suitable for auto restoration and storage. The warehouse includes 5 roll-up commercial doors. The property is situated on a flat lot exceeding 14,000 square feet and includes private, gated, off-street parking. The building is secure and private.
Key Highlights
- Zoned Light Industrial and Cannabis Cultivation/Manufacturing
- Large Warehouse with 5 Roll‑Up Commercial Doors
- Approximately 2500 sq ft of Upgraded Office Space
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
$107,650
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
6.30%
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%
$2,153,000
$2.2M
Cap Rate 7%
$1,537,857
$1.5M
Cap Rate 9%
$1,196,111
$1.2M
Market Conditions
NOI Build-Up for 6,799 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
$185.2K $27.24/SF
− Vacancy
−$41.7K −$6.13/SF
EGI
$143.5K $21.11/SF
− OpEx
−$35.9K −$5.28/SF
NOI
$107.7K $15.83/SF
Area
ZIP 90813
Vacancy
22.50%
Lease Rate
$27.24 /SF/Yr
Expense Ratio
25.00%
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%
$2,153,000
Cap Rate 7%
$1,537,857
Cap Rate 9%
$1,196,111
Alternative Uses
Best Use
Office B
$1.54M
$1.35M – $1.79M
NOI $107,650 @ 7.0% cap · market cap 6.30%
Second Best
Retail
$1.38M
$1.21M – $1.61M
NOI $96,676 @ 7.0% cap · market cap 5.66%
Theoretical Best
Multifamily LT 5
$2.23M
$1.95M – $2.60M
NOI $156,274 @ 7.0% cap · market cap 9.14%
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
1,606
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Turnkey warehouse with upgraded office, roll-up doors, and gated parking.
Where is this warehouse located?
The property is located at 820 W Esther St Long Beach, CA.
What is the asking price?
The asking price for this property is $1,709,000.
What are key features of this property?
This property features: Zoned Light Industrial and Cannabis Cultivation/Manufacturing; Large Warehouse with 5 Roll‑Up Commercial Doors; Approximately 2500 sq ft of Upgraded Office Space
