Updated Two-Unit
For Sale
Contact for pricing
2250 Magnolia Ave, Long Beach, CA 90806
Two updated 2-bedroom/1-bath units with major 2018 systems work, suited to owner-occupancy or rental income.
Property Size2,416 SF
Lot Size0.15 Acres
Price / SF$454.88
Days on Market67
Property Features for 2250 Magnolia Ave
General Information
Standard status
Active
Size
2,416 SF
Class
B
Total Parking Spaces
4
Lot size
0.15 Acres
Property subtype
Multifamily
Zoning
LBR2N
Occupancy
50%
Investment Type
Stabilized
Net Operating Income
$38,921
Additional Details
Multifamily Units
2
Building Details
Year Built
1934
Year Renovated
2018
Buildings
1
Units
2
Tenancy
Multi
Listing Agency:
Lyon Stahl Investment Real Estate
Listed By:
Cameron Samimi · License #CA 02035763
(310) 259-7556
Source:
Crexi
Added: Jun 30
Changed: Sep 2
Last Checked: Sep 2 at 1:11AM
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 Lyon Stahl Investment Real Estate
Investment Insights
Based on property information with market context.
This updated two-unit duplex offers two separate 2-bedroom, 1-bath residences within a well-maintained property. Built in 1934, the home was meticulously updated in 2018, including owner-installed new copper plumbing throughout and a full electrical replacement with new breaker box. Vinyl windows were also installed, supporting a cleaner, more consistent interior environment across the units.
The duplex is located at 2250 Magnolia Ave in Long Beach. The property sits on a generous 6,501-square-foot lot and is zoned LBR2N. The current scheduled gross income is approximately $62,772, with pro forma scheduled gross income of approximately $66,000 as provided in the offering materials.
This configuration is practical for an owner-user who wants to occupy one unit while renting the other, or for an investor seeking a residential income property with documented 2018 upgrades to core systems. With two distinct living spaces already set up as rental units, it can support straightforward occupancy management aligned with the existing duplex layout.
The duplex is located at 2250 Magnolia Ave in Long Beach. The property sits on a generous 6,501-square-foot lot and is zoned LBR2N. The current scheduled gross income is approximately $62,772, with pro forma scheduled gross income of approximately $66,000 as provided in the offering materials.
This configuration is practical for an owner-user who wants to occupy one unit while renting the other, or for an investor seeking a residential income property with documented 2018 upgrades to core systems. With two distinct living spaces already set up as rental units, it can support straightforward occupancy management aligned with the existing duplex layout.
Key Highlights
- Two updated 2‑bedroom/1‑bath units in a 1934‑built residential property in Long Beach.
- Major 2018 updates include all‑new copper plumbing, full electrical rewiring with new breaker box, and new vinyl windows.
- Approx. 2,416 SF total on a 6,501 SF lot, zoned LBR2N.
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
$43,288
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
3.94%
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%
$865,760
$865.8K
Cap Rate 7%
$618,400
$618.4K
Cap Rate 9%
$480,978
$481.0K
Market Conditions
NOI Build-Up for 2,416 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
$65.2K $27.00/SF
− Vacancy
−$3.4K −$1.40/SF
EGI
$61.8K $25.60/SF
− OpEx
−$18.6K −$7.68/SF
NOI
$43.3K $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%
$865,760
Cap Rate 7%
$618,400
Cap Rate 9%
$480,978
Alternative Uses
Best Use
Multifamily LT 5
$618.4K
$541.1K – $721.5K
NOI $43,288 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$555.7K
$486.3K – $648.4K
NOI $38,902 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,546 @ 7.0% cap · market cap 8.24%
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
1,765
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 updated 2-bedroom/1-bath units with major 2018 systems work, suited to owner-occupancy or rental income.
Where is this duplex located?
The property is located at 2250 Magnolia Ave Long Beach, CA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Two updated 2‑bedroom/1‑bath units in a 1934‑built residential property in Long Beach.; Major 2018 updates include all‑new copper plumbing, full electrical rewiring with new breaker box, and new vinyl windows.; Approx. 2,416 SF total on a 6,501 SF lot, zoned LBR2N.
