Triplex with Attached
For Sale
$1,199,000
1735 Orizaba Avenue, Long Beach, CA 90804
Long Beach, CA
Property Size4,302 SF
Lot Size0.15 Acres
Price / SF$278.71
Days on Market105
Property Features for 1735 Orizaba Avenue
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
8
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 8, Bedroom 3, Bathroom 5, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 3, Laundry Room, Bathroom 6, Bedroom 7, Bedroom 6, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 5
Parking
12
Fireplace
1
Subdivision
Eastside (ES)
Lot features
Front Yard
Directions
Exit the 405 Fwy. at N. Lakewood and travel south, turn right at PCH, turn left at Orizaba.
Standard status
Active
APN
7259032016
Lot size
0.15 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1988
Floors in Building
2
Number of units
3
Roof type
Composition
Listing Agency:
Re/Max R. E. Specialists · RE/MAX International
(562) 493-3004
Listed By:
Kirk Saylor · License #01312394
(714) 393-2277
Added: May 20
Changed: Sep 1
Last Checked: Sep 1 at 6:06PM
MLS# PW26108897
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.
Built in 1988, this Long Beach triplex includes three separate units on a 0.1493-acre lot. The detached front residence measures 1,596 square feet and has three bedrooms and two bathrooms. The two rear units comprise 2,706 square feet combined, with one offering three bedrooms and two bathrooms and the other providing two bedrooms and two bathrooms.
Each unit has a two-car attached garage and a two-car driveway. The property also features central heating, central air conditioning, a composition roof, public water, public sewer, and a fireplace. Located south of PCH, the property is less than 2 miles from the beach and Long Beach bike path, with access to Belmont Shore’s 2nd Street dining, shopping, and nightlife. Nieto Herrera Elementary School is nearby, and the property is convenient to Cal State Long Beach, Recreation Park Golf Course, and Marine Stadium.
Each unit has a two-car attached garage and a two-car driveway. The property also features central heating, central air conditioning, a composition roof, public water, public sewer, and a fireplace. Located south of PCH, the property is less than 2 miles from the beach and Long Beach bike path, with access to Belmont Shore’s 2nd Street dining, shopping, and nightlife. Nieto Herrera Elementary School is nearby, and the property is convenient to Cal State Long Beach, Recreation Park Golf Course, and Marine Stadium.
Key Highlights
- Triplex built in 1988 on a 0.1493‑acre lot
- Front unit: 3BR/2BA and 1,596 SF; rear units: 3BR/2BA and 2BR/2BA totaling 2,706 SF
- Each unit includes a 2‑car attached garage and 2‑car driveway
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
$92,496
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
7.71%
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%
$1,849,920
$1.8M
Cap Rate 7%
$1,321,371
$1.3M
Cap Rate 9%
$1,027,733
$1.0M
Market Conditions
NOI Build-Up for 4,302 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
$139.4K $32.40/SF
− Vacancy
−$7.2K −$1.68/SF
EGI
$132.1K $30.72/SF
− OpEx
−$39.6K −$9.21/SF
NOI
$92.5K $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%
$1,849,920
Cap Rate 7%
$1,321,371
Cap Rate 9%
$1,027,733
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.54M
NOI $92,496 @ 7.0% cap · market cap 7.71%
Second Best
Apartment 5plus
$1.18M
$1.03M – $1.37M
NOI $82,269 @ 7.0% cap · market cap 6.86%
Theoretical Best
Office A
$2.30M
$2.02M – $2.69M
NOI $161,229 @ 7.0% cap · market cap 13.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,902
Businesses Nearby
Explore this area
Business Placement
Demographics for 90804, CA
39,370
Population
15,998
Households
2.5
Avg Household Size
33
Median Age
30%
College-Educated
75%
High-School Grad
2.2 sq mi
ZIP Area
17,895
Density / Sq Mi
$68,940
Median Household Income
$38,914
Median Earnings
$1,801
Median Rent
$673,600
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?
Triplex - Three units include attached garages, central heating and air conditioning, and public water and sewer.
Where is this triplex located?
The property is located at 1735 Orizaba Avenue Long Beach, CA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Triplex built in 1988 on a 0.1493‑acre lot; Front unit: 3BR/2BA and 1,596 SF; rear units: 3BR/2BA and 2BR/2BA totaling 2,706 SF; Each unit includes a 2‑car attached garage and 2‑car driveway
