9-Unit Apartment Property with
New
For Sale
$3,125,000
1325 E Ocean, Long Beach, CA 90802
Long Beach, CA
Property Size8,986 SF
Lot Size0.19 Acres
Price / SF$347.76
Days on Market1
Property Features for 1325 E Ocean
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Laundry Room, Bedroom 6, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 4
Subdivision
Alamitos Beach (AB)
Lot features
6-10 Units/ Acre
Directions
Off Cherry Ave
Standard status
Active
APN
7265014038
Lot size
0.19 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
in-unit washers and dryers
private patios
enclosed private yard
Building Details
Year built
1914
Floors in Building
2
Number of units
9
Listing Agency:
Keller Williams Realty Downey
(562) 334-1500
Listed By:
Robert Stepp · License #01456379
(310) 463-2916
Added: Oct 1
Last Checked: Oct 1 at 10:06PM
MLS# PW26214101
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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.
This 9-unit apartment property at 1325 E Ocean Boulevard in Long Beach contains about 8,986 square feet on a 0.1898-acre parcel. The unit mix comprises one 3-bedroom/1-bath residence, six 2-bedroom/1-bath residences, one 1-bedroom/1-bath residence, and a detached studio ADU with an enclosed private yard. Interiors have been updated, and some apartments include in-unit laundry and/or private patios.
Built in 1914, the property includes a seismically retrofitted front building and a rear building fitted with double-pane windows. A replacement roof was installed in 2019. Public water and sewer serve the property.
Built in 1914, the property includes a seismically retrofitted front building and a rear building fitted with double-pane windows. A replacement roof was installed in 2019. Public water and sewer serve the property.
Key Highlights
- Nine residences: one 3BD/1BA, six 2BD/1BA, one 1BD/1BA, and a detached studio ADU
- Approximately 8,986 square feet on a 0.1898‑acre lot
- Detached studio ADU includes an enclosed private yard
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
$171,844
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
5.50%
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%
$3,436,880
$3.4M
Cap Rate 7%
$2,454,914
$2.5M
Cap Rate 9%
$1,909,378
$1.9M
Market Conditions
NOI Build-Up for 8,986 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
$328.9K $36.60/SF
− Vacancy
−$16.4K −$1.83/SF
EGI
$312.4K $34.77/SF
− OpEx
−$140.6K −$15.65/SF
NOI
$171.8K $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%
$3,436,880
Cap Rate 7%
$2,454,914
Cap Rate 9%
$1,909,378
Alternative Uses
Best Use
Apartment 5plus
$2.45M
$2.15M – $2.86M
NOI $171,844 @ 7.0% cap · market cap 5.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.81M
$4.21M – $5.61M
NOI $336,775 @ 7.0% cap · market cap 10.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
9
Residential units
Location Intelligence
Trade Area within ½ mile
1,619
Businesses Nearby
Explore this area
Business Placement
Demographics for 90802, CA
41,686
Population
25,055
Households
1.7
Avg Household Size
37
Median Age
44%
College-Educated
88%
High-School Grad
6.5 sq mi
ZIP Area
6,413
Density / Sq Mi
$72,152
Median Household Income
$52,011
Median Earnings
$1,855
Median Rent
$546,700
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 - The residences include vintage layouts, interior updates, and a detached studio with its own enclosed yard.
Where is this apartment building located?
The property is located at 1325 E Ocean Long Beach, CA.
What is the asking price?
The asking price for this property is $3,125,000.
What are key features of this property?
This property features: Nine residences: one 3BD/1BA, six 2BD/1BA, one 1BD/1BA, and a detached studio ADU; Approximately 8,986 square feet on a 0.1898‑acre lot; Detached studio ADU includes an enclosed private yard
