Mixed-Use Property with
For Sale
$799,000
Pending
2051 Orange, Long Beach, CA 90806
COMMERCIAL - Long Beach, CA
Property Size2,131 SF
Lot Size0.15 Acres
Days on Market109
Property Features for 2051 Orange
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Laundry Room, Den, Bedroom 1, Bedroom 3
Parking
1
Subdivision
Poly High (PH)
Lot features
Lot 6500-9999
View
City
Elementary school district
Long Beach Unified
Middle school district
Long Beach Unified
High school district
Long Beach Unified
Directions
21st/Orange Ave just 1 mile North of PCH
Special listing conditions
Probate Listing
Standard status
Pending
APN
7210028018
Size
2,131 SF
Lot size
0.15 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1942
Floors in Building
1
Number of units
1
Listing Agency:
eXp Realty of California Inc
(888) 584-9427
Listed By:
Kevin Cooper · License #01203855
(562) 618-8202
Added: Apr 26
Changed: Aug 9
Last Checked: Aug 12 at 2:06AM
MLS# PW26090204
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 mixed-use property contains a 2,131-square-foot, three-bedroom residence with an attached retail storefront office and restroom. Built in 1942, the improvements retain mostly original condition and require comprehensive rehabilitation. Public water and public sewer serve the property.
The site encompasses 0.1502 acres and carries CNR, or Commercial Neighborhood Residential, zoning. The zoning allows multi-unit development, and the property information identifies options to remove the existing improvements and construct either two single-family homes or multi-unit housing. The sale is offered in its existing condition.
The site encompasses 0.1502 acres and carries CNR, or Commercial Neighborhood Residential, zoning. The zoning allows multi-unit development, and the property information identifies options to remove the existing improvements and construct either two single-family homes or multi-unit housing. The sale is offered in its existing condition.
Key Highlights
- CNR zoning permits multi‑unit development
- 2,131 SF mixed‑use property on 0.1502 acres
- Three‑bedroom residence with attached retail storefront office
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
$30,765
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
3.85%
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%
$615,300
$615.3K
Cap Rate 7%
$439,500
$439.5K
Cap Rate 9%
$341,833
$341.8K
Market Conditions
NOI Build-Up for 2,131 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
$47.3K $22.20/SF
− Vacancy
−$3.4K −$1.58/SF
EGI
$43.9K $20.62/SF
− OpEx
−$13.2K −$6.19/SF
NOI
$30.8K $14.44/SF
Area
ZIP 90806
Vacancy
7.10%
Lease Rate
$22.20 /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%
$615,300
Cap Rate 7%
$439,500
Cap Rate 9%
$341,833
Alternative Uses
Best Use
Retail
$439.5K
$384.6K – $512.8K
NOI $30,765 @ 7.0% cap · market cap 3.85%
Second Best
Mixed Use
$422.4K
$369.6K – $492.8K
NOI $29,568 @ 7.0% cap · market cap 3.70%
Theoretical Best
Office A
$1.14M
$998.3K – $1.33M
NOI $79,865 @ 7.0% cap · market cap 10.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,284
Businesses Nearby
43k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 59%
Shops & Services 33%
Electronics 4%
Hotels & Casinos 4%
Jack in the Box
Dining
16,242 visits/mo
0.4 miles
7-Eleven
Shops & Services
8,117 visits/mo
0.5 miles
Little Caesars Pizza
Dining
5,366 visits/mo
0.4 miles
SUBWAY
Dining
4,043 visits/mo
0.4 miles
U-Haul
Shops & Services
3,011 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - CNR-zoned property combines a three-bedroom residence with an attached small retail office and restroom.
Where is this mixed-use property located?
The property is located at 2051 Orange Long Beach, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: CNR zoning permits multi‑unit development; 2,131 SF mixed‑use property on 0.1502 acres; Three‑bedroom residence with attached retail storefront office
