Two-Unit Duplex with Driveway
For Sale
$499,000
2000 Lewis Ave, Long Beach, CA 90806
Residential Income, Long Beach, CA
Property Size1,039 SF
Lot Size0.08 Acres
Price / SF$480.27
Days on Market78
Property Features for 2000 Lewis Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LBR1N
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 2
Parking features
Driveway
Directions
Use google maps
Subdivision
Poly High
Standard status
Active
APN
7210-022-029
Size
1,039 SF
Lot size
0.08 Acres
Utilities
Cooling system
Ceiling Fan(s)
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Listing Agency:
Real Broker
(619) 663-8680
Listed By:
Melissa Urena · License #01900591
(562) 249-1939
Added: Jun 16
Changed: Aug 20
Last Checked: Sep 1 at 7:06AM
MLS# 26848485
Copyright © 2026 The MLS/CLAW. 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 1955, this duplex contains two one-bedroom, one-bathroom residences totaling 1,039 square feet on a 3,511-square-foot lot. One unit is occupied by a long-term tenant, while the second is vacant. Ceiling fans provide the listed cooling feature, and driveway parking serves the property. The asset is identified with LBR1N zoning and offers a two-unit residential income configuration.
Located in Long Beach, the property provides access to the 710 and 405 freeways. Its setting supports connectivity to employment centers, shopping, dining, and surrounding communities. The property address is 2000 Lewis Ave, Long Beach, CA 90806.
Located in Long Beach, the property provides access to the 710 and 405 freeways. Its setting supports connectivity to employment centers, shopping, dining, and surrounding communities. The property address is 2000 Lewis Ave, Long Beach, CA 90806.
Key Highlights
- Two 1‑bedroom, 1‑bathroom units with 1,039 square feet of combined living space
- One unit occupied by a long‑term tenant; the second unit is vacant
- 3,511‑square‑foot lot with driveway parking
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
$18,616
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
3.73%
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%
$372,320
$372.3K
Cap Rate 7%
$265,943
$265.9K
Cap Rate 9%
$206,844
$206.8K
Market Conditions
NOI Build-Up for 1,039 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
$28.1K $27.00/SF
− Vacancy
−$1.5K −$1.40/SF
EGI
$26.6K $25.60/SF
− OpEx
−$8.0K −$7.68/SF
NOI
$18.6K $17.92/SF
Area
ZIP 90806
Vacancy
5.20%
Lease Rate
$27.00 /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%
$372,320
Cap Rate 7%
$265,943
Cap Rate 9%
$206,844
Alternative Uses
Best Use
Multifamily LT 5
$265.9K
$232.7K – $310.3K
NOI $18,616 @ 7.0% cap · market cap 3.73%
Second Best
Apartment 5plus
$239.0K
$209.1K – $278.8K
NOI $16,730 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$556.3K
$486.7K – $649.0K
NOI $38,939 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,522
Businesses Nearby
Explore this area
Business Placement
Demographics for 90806, CA
41,611
Population
13,106
Households
3.2
Avg Household Size
35
Median Age
22%
College-Educated
72%
High-School Grad
4.9 sq mi
ZIP Area
8,492
Density / Sq Mi
$73,674
Median Household Income
$36,691
Median Earnings
$1,672
Median Rent
$699,800
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 residential units include one occupied tenancy and one vacant unit, with one bedroom and one bathroom in each.
Where is this duplex located?
The property is located at 2000 Lewis Ave Long Beach, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bathroom units with 1,039 square feet of combined living space; One unit occupied by a long‑term tenant; the second unit is vacant; 3,511‑square‑foot lot with driveway parking
