Cambodia Town Corner Commercial
For Sale
$1,050,000
1631 Alamitos Avenue, Long Beach, CA 90813
Corner commercial property in Cambodia Town with two established tenants.
Property Size5,085 SF
Lot Size0.13 Acres
Price / SF$206.49
Days on Market98
Property Features for 1631 Alamitos Avenue
General Information
Standard status
Active
Size
5,085 SF
Lot size
0.13 Acres
Listing Agency:
eXp Realty of Southern Ca, Inc
(562) 427-7765
Listed By:
Glenn Gaspar
(562) 427-7765
Source:
Exprealty
Added: May 19
Changed: Aug 23
Last Checked: Aug 23 at 6:46AM
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 eXp Realty of Southern Ca, Inc
Investment Insights
Based on property information with market context.
This corner commercial property, located in the heart of Cambodia Town in Long Beach, presents an investment opportunity. Constructed in 1925, the building offers approximately 5,085 square feet of space on a 5,484 square foot lot. The property benefits from high visibility at a signalized intersection, which slows traffic and increases exposure. The property is currently occupied by two established tenants: a beauty salon and a market/party rental business. The leases for both tenants have approximately 3 years remaining, with potential for rental upside. Updates have been made to the electrical and plumbing systems, and the roof has been maintained. There are no known unpermitted additions or foundation issues. The location has a walk score of 87, indicating it is very walkable, a bike score of 59, indicating it is bikeable, and a transit score of 50, indicating good transit options.
Key Highlights
- Prime corner location in Cambodia Town with high visibility at a signalized intersection.
- Stable income from two established tenants with approximately 3 years remaining on leases.
- Updated electrical and plumbing systems.
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
$72,304
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
6.89%
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%
$1,446,080
$1.4M
Cap Rate 7%
$1,032,914
$1.0M
Cap Rate 9%
$803,378
$803.4K
Market Conditions
NOI Build-Up for 5,085 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
$111.7K $21.96/SF
− Vacancy
−$8.4K −$1.65/SF
EGI
$103.3K $20.31/SF
− OpEx
−$31.0K −$6.09/SF
NOI
$72.3K $14.22/SF
Area
ZIP 90813
Vacancy
7.50%
Lease Rate
$21.96 /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%
$1,446,080
Cap Rate 7%
$1,032,914
Cap Rate 9%
$803,378
Alternative Uses
Best Use
Retail
$1.03M
$903.8K – $1.21M
NOI $72,304 @ 7.0% cap · market cap 6.89%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.67M
$1.46M – $1.95M
NOI $116,878 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,025
Businesses Nearby
87k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 39%
Shops & Services 35%
Groceries 20%
Electronics 4%
Aldi
Groceries
17,299 visits/mo
0.5 miles
Jack in the Box
Dining
16,242 visits/mo
0.1 miles
7-Eleven
Shops & Services
11,565 visits/mo
0.4 miles
7-Eleven
Shops & Services
8,117 visits/mo
0.2 miles
Speedway
Shops & Services
6,155 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Aroma Flowers — 2338 E Anaheim St #100, Long Beach, CA 90804
- Tekiela otom — 1042 Orange Ave, Long Beach, CA 90813
- SweetDelights by Susy Home- Based Bakery — 1128 Orange Ave, Long Beach, CA 90813
- Curiosidades Janice — 1033 Long Beach Blvd, Long Beach, CA 90813
- Florals by Michelle Tumeo
Frequently Asked Questions
What type of property is this?
Storefront property - Corner commercial property in Cambodia Town with two established tenants.
Where is this storefront property located?
The property is located at 1631 Alamitos Avenue Long Beach, CA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Prime corner location in Cambodia Town with high visibility at a signalized intersection.; Stable income from two established tenants with approximately 3 years remaining on leases.; Updated electrical and plumbing systems.
