Mixed-Use Investment
For Sale
$2,998,000
1561 W Pacific Coast, Long Beach, CA 90810
Mixed-use property with residential and retail income in high-traffic location.
Property Size8,729 SF
Days on Market110
Property Features for 1561 W Pacific Coast
General Information
Standard status
Active
Size
8,729 SF
Net Operating Income
$182,215
Building Details
Building Size
8,729 SF
Year Built
1949
Buildings
2
Stories
2
Listing Agency:
(714) 383-5342
Listed By:
Tim Ho
(714) 383-5342
Source:
Evrealestate
Added: May 14
Changed: Aug 23
Last Checked: Aug 30 at 2:23PM
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 Tim Ho
Investment Insights
Based on property information with market context.
This mixed-use property presents an investment opportunity on Pacific Coast Highway. The property includes a two-story building featuring 11 residential units and 11 on-site parking spaces. Many of the residential units have been refreshed. The sale also includes a separate 3-tenant storefront retail building with frontage on Pacific Coast Highway. The property provides cash flow with diversified residential and commercial income in a high-traffic location. The bike score is 57, indicating it is bikeable. The walk score is 65, indicating it is somewhat walkable. The transit score is 45, indicating some transit options are available.
Key Highlights
- Mixed‑use property featuring 11 residential units and a 3‑tenant storefront.
- Prime frontage on Pacific Coast Highway (PCH) offers a high‑traffic location.
- Strong in‑place cash flow with a 6% cap rate.
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
$166,929
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
5.57%
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%
$3,338,580
$3.3M
Cap Rate 7%
$2,384,700
$2.4M
Cap Rate 9%
$1,854,767
$1.9M
Market Conditions
NOI Build-Up for 8,729 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
$319.5K $36.60/SF
− Vacancy
−$16.0K −$1.83/SF
EGI
$303.5K $34.77/SF
− OpEx
−$136.6K −$15.65/SF
NOI
$166.9K $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%
$3,338,580
Cap Rate 7%
$2,384,700
Cap Rate 9%
$1,854,767
Alternative Uses
Best Use
Apartment 5plus
$2.38M
$2.09M – $2.78M
NOI $166,929 @ 7.0% cap · market cap 5.57%
Second Best
Mixed Use
$2.17M
$1.90M – $2.54M
NOI $152,212 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$4.67M
$4.09M – $5.45M
NOI $327,143 @ 7.0% cap · market cap 10.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,068
Businesses Nearby
Explore this area
Business Placement
Demographics for 90810, CA
38,529
Population
10,294
Households
3.7
Avg Household Size
37
Median Age
21%
College-Educated
76%
High-School Grad
6.5 sq mi
ZIP Area
5,928
Density / Sq Mi
$82,222
Median Household Income
$39,397
Median Earnings
$1,554
Median Rent
$594,200
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 - Mixed-use property with residential and retail income in high-traffic location.
Where is this mixed-use property located?
The property is located at 1561 W Pacific Coast Long Beach, CA.
What is the asking price?
The asking price for this property is $2,998,000.
What are key features of this property?
This property features: Mixed‑use property featuring 11 residential units and a 3‑tenant storefront.; Prime frontage on Pacific Coast Highway (PCH) offers a high‑traffic location.; Strong in‑place cash flow with a 6% cap rate.
