Spanish Duplex with Two
For Sale
$1,475,000
169 Roycroft, Long Beach, CA 90803
Long Beach, CA
Property Size1,942 SF
Lot Size0.07 Acres
Price / SF$759.53
Days on Market64
Property Features for 169 Roycroft
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Family Room, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Laundry Room
Parking
2
Parking features
Garage
Window features
Wood Frames
Patio and Porch features
Porch, Deck, Patio
Interior features
Balcony, Corian Counters, Ceiling Fan(s), Recessed Lighting, Open Floorplan, Tile Counters
Fireplace
1
Appliances
Refrigerator, Gas Range, Dishwasher
Subdivision
Belmont Shore (BSD)
Lot features
2-5 Units/ Acre, Yard
Elementary school
Lowell
Middle school
R. Roger Rowe
High school
Woodrow Wilson
Elementary school district
Long Beach Unified
Middle school district
Long Beach Unified
High school district
Long Beach Unified
Directions
2nd street to Roycroft
Standard status
Active
APN
7256023025
Size
1,942 SF
Lot size
0.07 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
fireplace
front patio
private balcony
Building Details
Year built
1927
Floors in Building
1
Number of units
2
Flooring type
Wood
Architectural style
Spanish
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(949) 837-5700
Listed By:
Janna Mooney · License #01816026
(714) 883-4953
Added: Jun 30
Changed: Sep 1
Last Checked: Sep 1 at 6:06AM
MLS# OC26140553
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Spanish-style duplex in Belmont Shore comprises a 1,285-square-foot main residence and a separate 657-square-foot upper unit above the garages. The single-level main home includes one bedroom, one and one-half baths, a family room with fireplace, built-in desk, hardwood flooring, cased windows, and arched windows. Its front patio adds outdoor living space. The upper one-bedroom unit has a private entrance, living room, dining area, kitchen, full bath, and balcony.
Two independent oversized one-car garages provide parking and storage. The property occupies 0.0704 acres and totals 1,942 square feet. Additional features include central heating and air conditioning, public water and sewer, a gas range, refrigerator, dishwasher, recessed lighting, and tile or Corian counters. The address is 169 Roycroft, Long Beach, California 90803, with Second Street shops, restaurants, cafes, and boutiques less than a three-minute stroll away and the beach located a few blocks from the property.
Two independent oversized one-car garages provide parking and storage. The property occupies 0.0704 acres and totals 1,942 square feet. Additional features include central heating and air conditioning, public water and sewer, a gas range, refrigerator, dishwasher, recessed lighting, and tile or Corian counters. The address is 169 Roycroft, Long Beach, California 90803, with Second Street shops, restaurants, cafes, and boutiques less than a three-minute stroll away and the beach located a few blocks from the property.
Key Highlights
- 1,942 square feet across a main residence and separate upper unit
- 1,285‑square‑foot main residence with 1 bedroom and 1.5 baths
- 657‑square‑foot upper unit with 1 bedroom, private entrance, and balcony
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 - A main residence and separate upper unit offer flexible living arrangements near Belmont Shore’s shops, restaurants, and beach.
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: 1,942 square feet across a main residence and separate upper unit; 1,285‑square‑foot main residence with 1 bedroom and 1.5 baths; 657‑square‑foot upper unit with 1 bedroom, private entrance, and balcony
