Renovated Multifamily Property in Signal
For Sale
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1817 STANLEY AVE, Signal Hill, CA 90755
Well-located, renovated 5-unit multifamily property in Signal Hill.
Property Size3,143 SF
Price / SF$475.66
Days on Market111
Property Features for 1817 STANLEY AVE
General Information
Standard status
Active
Size
3,143 SF
Property subtype
Multifamily
Net Operating Income
$88,948
Building Details
Year Built
1927
Units
5
Listing Agency:
Stepp Commercial
(310) 463-2916
Listed By:
Robert Stepp · License #CA 01456379
Source:
Crexi
Added: May 12
Changed: Aug 8
Last Checked: Aug 29 at 11:51PM
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 Stepp Commercial
Investment Insights
Based on property information with market context.
This 5-unit multifamily property is located in Signal Hill, an independent city within Long Beach. The property consists of a front two-story building with two studio units, a rear two-story building with two 3-bedroom, 2-bathroom units and a two-car garage, and a 1-bedroom, 1-bathroom house with a den and a private yard. All units have been renovated with new flooring, updated kitchens with new appliances, and modern bathrooms. The property also features updated plumbing lines, new gas lines, two new water heaters, new stairs, and new roofing on multiple buildings. Situated near the I-405, I-710, and SR-91 freeways, residents have convenient access to the Port of Long Beach, CSULB, and surrounding business hubs. Two units may be delivered vacant, allowing a new owner to establish rents at current market levels. The property is positioned for continued income growth and long-term appreciation.
Key Highlights
- Renovated Units: Featuring new flooring, updated kitchens with new appliances, and modern bathrooms.
- Two Vacant Units: Allowing for immediate market‑rate rent increases.
- Desirable Location: Situated in Signal Hill, known for its favorable tax structure, strong demographics, and consistent rental demand.
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
$50,573
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
3.38%
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%
$1,011,460
$1.0M
Cap Rate 7%
$722,471
$722.5K
Cap Rate 9%
$561,922
$561.9K
Market Conditions
NOI Build-Up for 3,143 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
$99.9K $31.80/SF
− Vacancy
−$8.0K −$2.54/SF
EGI
$92.0K $29.26/SF
− OpEx
−$41.4K −$13.17/SF
NOI
$50.6K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /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%
$1,011,460
Cap Rate 7%
$722,471
Cap Rate 9%
$561,922
Alternative Uses
Best Use
Apartment 5plus
$722.5K
$632.2K – $842.9K
NOI $50,573 @ 7.0% cap · market cap 3.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,792 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,561
Businesses Nearby
Explore this area
Business Placement
Demographics for 90755, CA
11,923
Population
5,071
Households
2.4
Avg Household Size
38
Median Age
38%
College-Educated
88%
High-School Grad
2.2 sq mi
ZIP Area
5,420
Density / Sq Mi
$102,684
Median Household Income
$61,069
Median Earnings
$1,817
Median Rent
$730,200
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?
Apartment building - Well-located, renovated 5-unit multifamily property in Signal Hill.
Where is this apartment building located?
The property is located at 1817 STANLEY AVE Signal Hill, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Renovated Units: Featuring new flooring, updated kitchens with new appliances, and modern bathrooms.; Two Vacant Units: Allowing for immediate market‑rate rent increases.; Desirable Location: Situated in Signal Hill, known for its favorable tax structure, strong demographics, and consistent rental demand.
