Spanish-Style Duplex with Private
For Sale
Contact for pricing
169 Roycroft, Long Beach, CA 90803
Two separate one-bedroom units offer flexible living or rental income with private entrances and oversized garages.
Property Size1,942 SF
Price / SF$759.53
Days on Market70
Property Features for 169 Roycroft
General Information
Standard status
Active
Size
1,942 SF
Total Parking Spaces
2
Property subtype
Multifamily
Zoning
Assessor
Additional Details
Multifamily Units
2
Building Details
Year Built
1924
Buildings
1
Units
2
Listing Agency:
Coldwell Banker Realty
Listed By:
Janna Mooney · License #01816026
Source:
Crexi
Added: Jun 27
Changed: Aug 27
Last Checked: Sep 3 at 3:09AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1924, this Spanish-style duplex features a single-level main residence plus a separate upper one-bedroom unit. The main home offers one bedroom and one and one-half baths, with hardwood flooring, cased windows, and arched windows that bring natural light into the living and dining rooms. A spacious family room includes a cozy fireplace, a built-in desk, and a large closet that offers the potential to be converted into a second bedroom. A front patio provides an outdoor space for everyday living.
The upper unit sits above the garage and has its own private entrance. It includes a living room, dining area, kitchen, full bath, and bedroom, along with a private balcony. The property also includes two independent oversized one-car garages, adding convenient parking and storage. Located in Belmont Shore, it is described as just blocks from the beach and within a short walk to the shops, restaurants, cafes, and boutiques along Second Street.
This layout suits owner-occupants seeking separate spaces for extended family, guests, or a live-in setup, while also fitting buyers looking for rental income. With two independent units and dedicated parking, the property offers straightforward flexibility for multiple living arrangements.
The upper unit sits above the garage and has its own private entrance. It includes a living room, dining area, kitchen, full bath, and bedroom, along with a private balcony. The property also includes two independent oversized one-car garages, adding convenient parking and storage. Located in Belmont Shore, it is described as just blocks from the beach and within a short walk to the shops, restaurants, cafes, and boutiques along Second Street.
This layout suits owner-occupants seeking separate spaces for extended family, guests, or a live-in setup, while also fitting buyers looking for rental income. With two independent units and dedicated parking, the property offers straightforward flexibility for multiple living arrangements.
Key Highlights
- Built in 1924, this Spanish‑style property offers a single‑level main residence plus a separate one‑bedroom upper unit.
- 1,285 SF main residence includes 1 bedroom, 1.5 baths, hardwood flooring, cased windows, and arched windows in the living and dining rooms.
- Main home features a family room with a cozy fireplace and built‑in desk, plus a large closet that could be converted to a second bedroom.
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
$41,754
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
2.83%
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%
$835,080
$835.1K
Cap Rate 7%
$596,486
$596.5K
Cap Rate 9%
$463,933
$463.9K
Market Conditions
NOI Build-Up for 1,942 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
$62.9K $32.40/SF
− Vacancy
−$3.3K −$1.68/SF
EGI
$59.6K $30.72/SF
− OpEx
−$17.9K −$9.21/SF
NOI
$41.8K $21.50/SF
Area
Long Beach, CA
Vacancy
5.20%
Lease Rate
$32.40 /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%
$835,080
Cap Rate 7%
$596,486
Cap Rate 9%
$463,933
Alternative Uses
Best Use
Multifamily LT 5
$596.5K
$521.9K – $695.9K
NOI $41,754 @ 7.0% cap · market cap 2.83%
Second Best
Apartment 5plus
$530.5K
$464.2K – $619.0K
NOI $37,138 @ 7.0% cap · market cap 2.52%
Theoretical Best
Office A
$1.04M
$909.8K – $1.21M
NOI $72,782 @ 7.0% cap · market cap 4.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,633
Businesses Nearby
Explore this area
Business Placement
Demographics for 90803, CA
32,192
Population
18,516
Households
1.7
Avg Household Size
46
Median Age
61%
College-Educated
95%
High-School Grad
4.1 sq mi
ZIP Area
7,852
Density / Sq Mi
$111,500
Median Household Income
$73,944
Median Earnings
$2,073
Median Rent
$1,138,300
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?
Duplex - Two separate one-bedroom units offer flexible living or rental income with private entrances and oversized garages.
Where is this duplex located?
The property is located at 169 Roycroft Long Beach, CA.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: Built in 1924, this Spanish‑style property offers a single‑level main residence plus a separate one‑bedroom upper unit.; 1,285 SF main residence includes 1 bedroom, 1.5 baths, hardwood flooring, cased windows, and arched windows in the living and dining rooms.; Main home features a family room with a cozy fireplace and built‑in desk, plus a large closet that could be converted to a second bedroom.
