Long Beach Duplex Investment
For Sale
$800,000
411 E 8th Long, Long Beach, CA 90813
Duplex in Long Beach near downtown, schools, and transportation.
Property Size1,768 SF
Lot Size0.09 Acres
Days on Market212
Property Features for 411 E 8th Long
General Information
Standard status
Active
Size
1,768 SF
Lot size
0.09 Acres
Property subtype
Duplex
Amenities
Wall Furnace
Natural Gas Connected
Building Details
Building Size
1,768 SF
Year Built
1906
Stories
2
Listing Agency:
Realty One Group West
Listed By:
Mark Ballin · License #01397137
(562) 618-1833
Source:
Kw
Added: Feb 6
Changed: Sep 6
Last Checked: Sep 5 at 7:44PM
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 Realty One Group West
Investment Insights
Based on property information with market context.
Located at 411 E 8th Street in Long Beach, this duplex was built in 1906. The property features two separate units, offering a combined total of 4 bedrooms and 2 bathrooms. The bottom unit includes 2 bedrooms and 1 bathroom. The upper unit also has 2 bedrooms and 1 bathroom and features its own separate entrance. The property sits on a 3901 square foot lot. The location is near downtown Long Beach, schools, major transportation routes, Metro rail, and shopping. This property is suitable for homeowners or investors and has income-producing potential.
Key Highlights
- Prime location near downtown Long Beach, schools, transportation, and shopping.
- Income‑producing duplex with two separate units.
- Each unit features 2 bedrooms and 1 bathroom.
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
$40,637
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
5.08%
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%
$812,740
$812.7K
Cap Rate 7%
$580,529
$580.5K
Cap Rate 9%
$451,522
$451.5K
Market Conditions
NOI Build-Up for 1,768 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
$60.5K $34.20/SF
− Vacancy
−$2.4K −$1.36/SF
EGI
$58.1K $32.84/SF
− OpEx
−$17.4K −$9.85/SF
NOI
$40.6K $22.98/SF
Area
ZIP 90813
Vacancy
3.99%
Lease Rate
$34.20 /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%
$812,740
Cap Rate 7%
$580,529
Cap Rate 9%
$451,522
Alternative Uses
Best Use
Multifamily LT 5
$580.5K
$508.0K – $677.3K
NOI $40,637 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$535.0K
$468.1K – $624.2K
NOI $37,449 @ 7.0% cap · market cap 4.68%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,153
Businesses Nearby
Explore this area
Business Placement
Demographics for 90813, CA
54,565
Population
18,603
Households
2.9
Avg Household Size
32
Median Age
16%
College-Educated
63%
High-School Grad
3.1 sq mi
ZIP Area
17,602
Density / Sq Mi
$50,302
Median Household Income
$31,450
Median Earnings
$1,578
Median Rent
$543,700
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?
Duplex - Duplex in Long Beach near downtown, schools, and transportation.
Where is this duplex located?
The property is located at 411 E 8th Long Long Beach, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Prime location near downtown Long Beach, schools, transportation, and shopping.; Income‑producing duplex with two separate units.; Each unit features 2 bedrooms and 1 bathroom.
