Office Building with Open
For Sale
Under Contract
$2,800,000
3444 E Anaheim, Long Beach, CA 90804
SINGLE_FAMILY - Long Beach, CA
Property Size5,900 SF
Price / SF$474.58
Days on Market195
Property Features for 3444 E Anaheim
General Information
Property type
Residential
Property subtype
Office
Zoning
LBCCA
Directions
I-405 Freeway to Redondo Ave exit; South on Redondo Ave to E Anaheim St; Left on E Anaheim St to address.
Subdivision
3 - Eastside, Circle Area
Standard status
Active Under Contract
APN
7259013023
Building Details
Year built
1986
Listing Agency:
eXp Realty of California Inc
(888) 584-9427
Listed By:
Devin Doherty · License #01323878
(949) 629-4400
Added: Jan 26
Changed: Jul 6
Last Checked: Aug 9 at 12:06AM
MLS# OC25279811
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.
3444 E Anaheim St is a 5,900-square-foot commercial office property offering a versatile, open interior layout. The space is designed to support a range of business operations, including private office areas, meeting space, and storage. Large windows bring in natural light, while the exterior features well-maintained landscaping and covered entryways. On-site parking is provided for both clients and staff.
Located in Long Beach, the property is described as being on the Eastside with easy access to major roads. The remarks also note proximity to California State University, Long Beach, which may be relevant for office users interested in being near campus-based activity.
This building can be a practical fit for tenants seeking a bright, adaptable office environment rather than a strictly specialized layout. The open plan can support multiple configuration options for administrative teams, professional services, and internal meeting needs, while storage space helps accommodate everyday operational requirements. Zoning is listed as LBCCA, supporting a broad range of commercial office use considerations for qualifying users and investors.
Located in Long Beach, the property is described as being on the Eastside with easy access to major roads. The remarks also note proximity to California State University, Long Beach, which may be relevant for office users interested in being near campus-based activity.
This building can be a practical fit for tenants seeking a bright, adaptable office environment rather than a strictly specialized layout. The open plan can support multiple configuration options for administrative teams, professional services, and internal meeting needs, while storage space helps accommodate everyday operational requirements. Zoning is listed as LBCCA, supporting a broad range of commercial office use considerations for qualifying users and investors.
Key Highlights
- 5,900 sq ft commercial property built in 1986
- Versatile open layout with room for offices, meeting spaces, and storage
- Large windows provide natural light throughout the interior
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
$150,326
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
5.37%
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%
$3,006,520
$3.0M
Cap Rate 7%
$2,147,514
$2.1M
Cap Rate 9%
$1,670,289
$1.7M
Market Conditions
NOI Build-Up for 5,900 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
$269.0K $45.60/SF
− Vacancy
−$68.6K −$11.63/SF
EGI
$200.4K $33.97/SF
− OpEx
−$50.1K −$8.49/SF
NOI
$150.3K $25.48/SF
Area
Long Beach, CA
Vacancy
25.50%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
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%
$3,006,520
Cap Rate 7%
$2,147,514
Cap Rate 9%
$1,670,289
Alternative Uses
Best Use
Office B
$2.15M
$1.88M – $2.51M
NOI $150,326 @ 7.0% cap · market cap 5.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.16M
$2.76M – $3.69M
NOI $221,119 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,853
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Spacious office building with a flexible interior, large windows, covered entry, and parking in Long Beach.
Where is this office building located?
The property is located at 3444 E Anaheim Long Beach, CA.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 5,900 sq ft commercial property built in 1986; Versatile open layout with room for offices, meeting spaces, and storage; Large windows provide natural light throughout the interior
