Four-Unit Quadplex with
New
For Sale
$1,200,000
2421 Magnolia, Long Beach, CA 90806
Two-bedroom and one-bedroom layouts create a diversified residential unit mix with dedicated parking for each residence.
Property Size3,516 SF
Days on Market2
Property Features for 2421 Magnolia
General Information
Standard status
Active
Size
3,516 SF
Total Parking Spaces
4
Property subtype
Investment
Units
Unit Mix
2 x 2BR/1BA, 2 x 1BR/1BA
Multifamily Units
4
Amenities
manicured landscaping
neatly maintained lawn
clean concrete walkways
covered entry areas
secure exterior access
Building Details
Building Size
3,516 SF
Year Built
1942
Stories
2
Units
4
Construction
stucco
Listed By:
Frank Lynch
(562) 565-4801
Source:
Elliman
Added: Sep 5
Last Checked: Sep 6 at 11:19AM
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 Frank Lynch
Investment Insights
Based on property information with market context.
This four-unit residential property, built in 1942, includes two 2-bedroom, 1-bath residences and two 1-bedroom, 1-bath residences. Each unit is paired with an individual one-car garage, with alley access providing convenient entry. The property features stucco exteriors, maintained landscaping, lawn areas, concrete walkways, covered entrances, and secure exterior access.
Located at 2421 Magnolia in Long Beach, the property is near shopping, dining, transportation, and major Long Beach amenities. Walk Score is 80, indicating a Very Walkable setting; Bike Score is 73, or Very Bikeable; and Transit Score is 51, reflecting Good Transit. The property has also benefited from long-term tenancy and a documented history of rental performance.
Located at 2421 Magnolia in Long Beach, the property is near shopping, dining, transportation, and major Long Beach amenities. Walk Score is 80, indicating a Very Walkable setting; Bike Score is 73, or Very Bikeable; and Transit Score is 51, reflecting Good Transit. The property has also benefited from long-term tenancy and a documented history of rental performance.
Key Highlights
- Four residential units with two 2‑bedroom, 1‑bath units and two 1‑bedroom, 1‑bath units
- Built in 1942
- Individual one‑car garages for every unit with alley access
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
$62,997
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
5.25%
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%
$1,259,940
$1.3M
Cap Rate 7%
$899,957
$900.0K
Cap Rate 9%
$699,967
$700.0K
Market Conditions
NOI Build-Up for 3,516 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
$94.9K $27.00/SF
− Vacancy
−$4.9K −$1.40/SF
EGI
$90.0K $25.60/SF
− OpEx
−$27.0K −$7.68/SF
NOI
$63.0K $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%
$1,259,940
Cap Rate 7%
$899,957
Cap Rate 9%
$699,967
Alternative Uses
Best Use
Multifamily LT 5
$900.0K
$787.5K – $1.05M
NOI $62,997 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$808.8K
$707.7K – $943.6K
NOI $56,614 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$1.88M
$1.65M – $2.20M
NOI $131,772 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,451
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?
Quadplex - Two-bedroom and one-bedroom layouts create a diversified residential unit mix with dedicated parking for each residence.
Where is this quadplex located?
The property is located at 2421 Magnolia Long Beach, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Four residential units with two 2‑bedroom, 1‑bath units and two 1‑bedroom, 1‑bath units; Built in 1942; Individual one‑car garages for every unit with alley access
