5-Unit Apartment
For Sale
$1,475,000
3822 E 7th Street, Long Beach, CA 90804
Two separate structures surround a central courtyard and include garages, laundry facilities, and a remodeled two-bedroom residence.
Property Size3,946 SF
Lot Size0.12 Acres
Days on Market45
Property Features for 3822 E 7th Street
General Information
Standard status
Active
Size
3,946 SF
Total Parking Spaces
3
Lot size
0.12 Acres
Property subtype
Residential Income
Net Operating Income
$79,496
Financials
Cap Rate
5.21%
Gross Rent Multiplier
12.47
Units
Unit Mix
4 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
5
Amenities
communal outdoor barbeque area
on-site laundry room
central courtyard
Curbs, Golf, Sidewalks
Safe Emergency Egress from Home
Wall/Window Unit(s)
Wall Furnace
Gas Cooktop, Gas Oven, Microwave, Refrigerator, Water Heater
Built-in Features, Ceiling Fan(s), Crown Molding, High Ceilings, Walk-In Closet(s), Master Downstairs
Garage
Lighting
Building Details
Building Size
3,946 SF
Year Built
1924
Buildings
2
Stories
2
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
Listed By:
Joshua Barut · License #01971720
(562) 457-8126
Source:
Evrealestate
Added: Jul 27
Changed: Aug 28
Last Checked: Sep 9 at 6:30AM
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, Inc.
Investment Insights
Based on property information with market context.
This 5-unit apartment property at 3822 E. 7th Street in Long Beach occupies a 5,014 SF lot with two separate structures and a central courtyard. The front building contains four 1 Bed/1 Bath apartments of approximately 750 square feet each. A remodeled 2 Bed/1 Bath unit occupies the upper level of the rear structure and offers approximately 950 square feet, a master bedroom, and a walk-in closet. The lower level includes three garages, with one currently used for owner storage, plus an on-site laundry room with leased equipment. A rear barbecue area serves as an additional common amenity.
Property systems include copper plumbing, a consistently maintained main sewer line, and a roof recently inspected and found to be in excellent condition. Current operations are reported at a 5.21% CAP rate and 12.47 GRM, with a stated 33% rent upside. The property has a Walk Score of 92 and is located near Woodrow Wilson High School, approximately half a mile away, with access toward employment centers in Los Angeles and Orange counties via the nearby Traffic Circle.
Property systems include copper plumbing, a consistently maintained main sewer line, and a roof recently inspected and found to be in excellent condition. Current operations are reported at a 5.21% CAP rate and 12.47 GRM, with a stated 33% rent upside. The property has a Walk Score of 92 and is located near Woodrow Wilson High School, approximately half a mile away, with access toward employment centers in Los Angeles and Orange counties via the nearby Traffic Circle.
Key Highlights
- 5,014 SF lot with 5 apartment units across 2 separate structures
- Front structure includes (4) 1 Bed/1 Bath units of approximately 750 square feet each
- Remodeled upstairs 2 Bed/1 Bath unit offers approximately 950 SF
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
$75,461
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
5.12%
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%
$1,509,220
$1.5M
Cap Rate 7%
$1,078,014
$1.1M
Cap Rate 9%
$838,456
$838.5K
Market Conditions
NOI Build-Up for 3,946 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
$144.4K $36.60/SF
− Vacancy
−$7.2K −$1.83/SF
EGI
$137.2K $34.77/SF
− OpEx
−$61.7K −$15.65/SF
NOI
$75.5K $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%
$1,509,220
Cap Rate 7%
$1,078,014
Cap Rate 9%
$838,456
Alternative Uses
Best Use
Apartment 5plus
$1.08M
$943.3K – $1.26M
NOI $75,461 @ 7.0% cap · market cap 5.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.11M
$1.85M – $2.46M
NOI $147,887 @ 7.0% cap · market cap 10.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
2,122
Businesses Nearby
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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
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Two separate structures surround a central courtyard and include garages, laundry facilities, and a remodeled two-bedroom residence.
Where is this apartment building located?
The property is located at 3822 E 7th Street Long Beach, CA.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: 5,014 SF lot with 5 apartment units across 2 separate structures; Front structure includes (4) 1 Bed/1 Bath units of approximately 750 square feet each; Remodeled upstairs 2 Bed/1 Bath unit offers approximately 950 SF
