Long Beach Multi-Tenant Office
For Sale
Contact for pricing
Pending
3444 E Anaheim St, Long Beach, CA 90804
Multi-tenant office asset with income potential in Long Beach.
Property Size6,835 SF
Lot Size0.26 Acres
Days on Market168
Property Features for 3444 E Anaheim St
General Information
Standard status
Pending
Size
6,835 SF
Class
B
Lot size
0.26 Acres
Property subtype
Office
Zoning
CCA
Occupancy
20%
Lease Type
Absolute Net
Investment Type
Owner/User
Building Details
Buildings
1
Stories
2
Units
14
Tenancy
Multi
Listing Agency:
Doherty Real Estate Group by eXp
Listed By:
Devin Doherty · License #01323878
Source:
Crexi
Added: Mar 5
Changed: Aug 8
Last Checked: Aug 8 at 6:33AM
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 Doherty Real Estate Group by eXp
Investment Insights
Based on property information with market context.
Located in Long Beach, this multi-tenant office asset presents an income opportunity. The property encompasses 6,835 square feet on a 0.26-acre lot. Modern improvements have been made to the property, which also features ample parking. Situated along a high-visibility commercial corridor, the property benefits from established national-credit tower tenants, including T-Mobile and AT&T, providing a stable income stream. Currently, the property is 20% occupied, presenting an opportunity to increase occupancy through a proactive leasing strategy. At 95% occupancy, the projected net operating income is $212,605. The property offers diversified income from tower leases and traditional office tenants. The pro forma financials include a 6.8% stabilized cap rate. This property offers both immediate operational upside and long-term durability.
Key Highlights
- Stable income stream from national‑credit tower tenants (T‑Mobile, AT&T).
- Immediate upside potential by increasing occupancy from 20% to 95%.
- Projected Net Operating Income (NOI) of $212,605 at 95% occupancy.
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
$174,149
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
4.98%
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%
$3,482,980
$3.5M
Cap Rate 7%
$2,487,843
$2.5M
Cap Rate 9%
$1,934,989
$1.9M
Market Conditions
NOI Build-Up for 6,835 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
$311.7K $45.60/SF
− Vacancy
−$79.5K −$11.63/SF
EGI
$232.2K $33.97/SF
− OpEx
−$58.0K −$8.49/SF
NOI
$174.1K $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%
$3,482,980
Cap Rate 7%
$2,487,843
Cap Rate 9%
$1,934,989
Alternative Uses
Best Use
Office B
$2.49M
$2.18M – $2.90M
NOI $174,149 @ 7.0% cap · market cap 4.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.66M
$3.20M – $4.27M
NOI $256,160 @ 7.0% cap · market cap 7.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,585
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 - Multi-tenant office asset with income potential in Long Beach.
Where is this office building located?
The property is located at 3444 E Anaheim St Long Beach, CA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Stable income stream from national‑credit tower tenants (T‑Mobile, AT&T).; Immediate upside potential by increasing occupancy from 20% to 95%.; Projected Net Operating Income (NOI) of $212,605 at 95% occupancy.
