Long Beach Multifamily Investment
For Sale
$1,090,000
1454 Magnolia, Long Beach, CA 90813
Four-unit property in walkable Long Beach location with upside potential.
Property Size2,800 SF
Days on Market121
Property Features for 1454 Magnolia
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Investment
Building Details
Building Size
2,800 SF
Year Built
1918
Units
4
Listing Agency:
Listed By:
Vic Steele
Source:
Elliman
Added: Apr 15
Changed: Aug 8
Last Checked: Aug 12 at 7:52AM
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 Vic Steele
Investment Insights
Based on property information with market context.
This fourplex is located in the Washington neighborhood of Long Beach. The property features four 1-bedroom, 1-bath units, with the potential of converting each into 2-bedroom units. Two units are currently vacant. The building has a functional layout and a central front entry. The property includes a large rear concrete area with gated access, offering potential for additional parking, tenant use, or future improvements. Separate access pathways and open space enhance usability for both tenants and ownership. The property benefits from a highly walkable location with a Walk Score of approximately 93, and is very bikeable with a Bike Score of 76. It also has excellent transit with a Transit Score of 70. The location provides easy access to shopping, dining, public transportation, and major commuter routes.
Key Highlights
- Two vacant units offer immediate income potential or renovation opportunities.
- High Walk Score (87) and Bike Score (76) indicate excellent walkability and bikeability, close to amenities.
- Excellent Transit Score (70) provides convenient access to public transportation.
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
$64,357
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
5.90%
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%
$1,287,140
$1.3M
Cap Rate 7%
$919,386
$919.4K
Cap Rate 9%
$715,078
$715.1K
Market Conditions
NOI Build-Up for 2,800 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
$95.8K $34.20/SF
− Vacancy
−$3.8K −$1.36/SF
EGI
$91.9K $32.84/SF
− OpEx
−$27.6K −$9.85/SF
NOI
$64.4K $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%
$1,287,140
Cap Rate 7%
$919,386
Cap Rate 9%
$715,078
Alternative Uses
Best Use
Multifamily LT 5
$919.4K
$804.5K – $1.07M
NOI $64,357 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$847.3K
$741.4K – $988.5K
NOI $59,308 @ 7.0% cap · market cap 5.44%
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
2,076
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 property in walkable Long Beach location with upside potential.
Where is this quadplex located?
The property is located at 1454 Magnolia Long Beach, CA.
What is the asking price?
The asking price for this property is $1,090,000.
What are key features of this property?
This property features: Two vacant units offer immediate income potential or renovation opportunities.; High Walk Score (87) and Bike Score (76) indicate excellent walkability and bikeability, close to amenities.; Excellent Transit Score (70) provides convenient access to public transportation.
