Renovated Mixed-Use Retro Row
For Sale
$1,999,000
1427 E 4th Long, Long Beach, CA 90802
Fully renovated mixed-use property in Long Beach's Retro Row.
Property Size5,065 SF
Price / SF$394.67
Days on Market175
Property Features for 1427 E 4th Long
General Information
Standard status
Active
Size
5,065 SF
Property subtype
Apartment
Building Details
Building Size
5,065 SF
Year Built
1929
Stories
1
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
(310) 801-7373
Listed By:
Olga Wright · License #01315042
(310) 801-7373
Source:
Kw
Added: Mar 3
Changed: Aug 25
Last Checked: Aug 25 at 4:49PM
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 Lyon Stahl Investment Real Estate, Inc.
Investment Insights
Based on property information with market context.
Located in the heart of Long Beach’s high-traffic Retro Row, 1427 E 4th St is a fully renovated 5,065 SF mixed-use property. The building features 2 street-level retail units, currently leased to a coffee shop and an upscale salon under long-term leases. Additionally, there are 4 residential units, including 2 one-bedroom units and 2 studios, all fully upgraded and turnkey. The property is positioned to provide immediate cash flow. The retail spaces benefit from consistent foot traffic and destination-level visibility. The residential units perform well in a low-vacancy rental market. Recent comprehensive renovations suggest minimal maintenance requirements and potential for rent growth. Situated in a corridor supported by ongoing Long Beach infrastructure and redevelopment investment, this asset offers stable income with long-term appreciation.
Key Highlights
- Prime location in high‑traffic Retro Row, Long Beach.
- Fully renovated, turnkey property with minimal maintenance.
- Strong 6.60% Cap Rate with immediate cash flow.
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
$96,861
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
4.85%
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%
$1,937,220
$1.9M
Cap Rate 7%
$1,383,729
$1.4M
Cap Rate 9%
$1,076,233
$1.1M
Market Conditions
NOI Build-Up for 5,065 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
$185.4K $36.60/SF
− Vacancy
−$9.3K −$1.83/SF
EGI
$176.1K $34.77/SF
− OpEx
−$79.2K −$15.65/SF
NOI
$96.9K $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%
$1,937,220
Cap Rate 7%
$1,383,729
Cap Rate 9%
$1,076,233
Alternative Uses
Best Use
Apartment 5plus
$1.38M
$1.21M – $1.61M
NOI $96,861 @ 7.0% cap · market cap 4.85%
Second Best
Mixed Use
$1.26M
$1.10M – $1.47M
NOI $88,321 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$2.71M
$2.37M – $3.16M
NOI $189,825 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,182
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully renovated mixed-use property in Long Beach's Retro Row.
Where is this mixed-use property located?
The property is located at 1427 E 4th Long Long Beach, CA.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Prime location in high‑traffic Retro Row, Long Beach.; Fully renovated, turnkey property with minimal maintenance.; Strong 6.60% Cap Rate with immediate cash flow.
