10-Unit Apartment
For Sale
$2,795,000
3245 -3301 E Wilton St, Long Beach, CA 90804
Multifamily property with approved plans for additional ADU units, subject to permits and construction.
Property Size5,102 SF
Days on Market11
Property Features for 3245 -3301 E Wilton St
General Information
Standard status
Active
Size
5,102 SF
Property subtype
Investment
Additional Details
Highway Access
Yes
Multifamily Units
10
Building Details
Building Size
5,102 SF
Year Built
1955
Stories
1
Units
10
Listed By:
Pat Swanson
(213) 864-2862
Source:
Elliman
Added: Aug 25
Changed: Aug 28
Last Checked: Sep 1 at 10:05PM
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 Pat Swanson
Investment Insights
Based on property information with market context.
The Wilton Courtyard is a 10-unit apartment property at 3245–3301 E Wilton Street in Long Beach’s Eastside submarket. Built in 1955, the property includes approved plans for six additional ADU units, which could increase the total to 16 units after applicable permits and construction are completed.
The property is near Belmont Shore, 2nd Street, Retro Row, Broadway, Downtown Long Beach, parks, restaurants, retail, entertainment, recreation, and the coast. Access to the 405 and 710 Freeways connects the property with destinations across Long Beach, Los Angeles, and Orange Counties. The offering may be acquired individually or together with the adjacent property. WalkScore is 73, BikeScore is 46, and TransitScore is 43.
The property is near Belmont Shore, 2nd Street, Retro Row, Broadway, Downtown Long Beach, parks, restaurants, retail, entertainment, recreation, and the coast. Access to the 405 and 710 Freeways connects the property with destinations across Long Beach, Los Angeles, and Orange Counties. The offering may be acquired individually or together with the adjacent property. WalkScore is 73, BikeScore is 46, and TransitScore is 43.
Key Highlights
- 10‑unit apartment property built in 1955
- Approved plans for 6 additional ADU units
- Expansion could bring the property to 16 total units, subject to permits and construction
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
$97,568
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
3.49%
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%
$1,951,360
$2.0M
Cap Rate 7%
$1,393,829
$1.4M
Cap Rate 9%
$1,084,089
$1.1M
Market Conditions
NOI Build-Up for 5,102 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
$186.7K $36.60/SF
− Vacancy
−$9.3K −$1.83/SF
EGI
$177.4K $34.77/SF
− OpEx
−$79.8K −$15.65/SF
NOI
$97.6K $19.12/SF
Area
Long Beach, CA
Vacancy
5.00%
Lease Rate
$36.60 /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%
$1,951,360
Cap Rate 7%
$1,393,829
Cap Rate 9%
$1,084,089
Alternative Uses
Best Use
Apartment 5plus
$1.39M
$1.22M – $1.63M
NOI $97,568 @ 7.0% cap · market cap 3.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.73M
$2.39M – $3.19M
NOI $191,211 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,934
Businesses Nearby
Explore this area
Business Placement
Demographics for 90804, CA
39,370
Population
15,998
Households
2.5
Avg Household Size
33
Median Age
30%
College-Educated
75%
High-School Grad
2.2 sq mi
ZIP Area
17,895
Density / Sq Mi
$68,940
Median Household Income
$38,914
Median Earnings
$1,801
Median Rent
$673,600
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 - Multifamily property with approved plans for additional ADU units, subject to permits and construction.
Where is this apartment building located?
The property is located at 3245 -3301 E Wilton St Long Beach, CA.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: 10‑unit apartment property built in 1955; Approved plans for 6 additional ADU units; Expansion could bring the property to 16 total units, subject to permits and construction
