Modernist Garden Home
For Sale
$1,395,000
Pending
4171 Del Mar Ave, Long Beach, CA 90807
Both residences include private garages, rear patios, and open-plan kitchens.
Property Size2,388 SF
Days on Market90
Property Features for 4171 Del Mar Ave
General Information
Standard status
Pending
Size
2,388 SF
Property subtype
Residential Income
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/2.5BA
Multifamily Units
2
Building Details
Construction
post and beam
Listing Agency:
Modern California House
(562) 673-3550
Listed By:
Nate Cole · License #01405140
(562) 673-3550
Source:
Exprealty
Added: May 19
Changed: Aug 14
Last Checked: Aug 15 at 10:25AM
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 Modern California House
Investment Insights
Based on property information with market context.
This 2,388-square-foot duplex contains two side-by-side residences, each arranged with 2 bedrooms and 2.5 baths. The model D plan combines open kitchen, living, and dining areas with original cabinetry, double-height interiors, sculptural spiral staircases, and extensive east- and west-facing glass. Each unit also includes a private garage and a rear patio with an adjoining yard area.
The property is located in Long Beach’s Los Cerritos/Virginia Country Club neighborhood, characterized in the source by tree-lined streets and historic homes. Dominguez Gap Wetlands is adjacent, while the shopping, restaurants, and breweries of Bixby Knolls are nearby. The site offers freeway access for travel toward Los Angeles and Orange County and is less than 1.5 miles from a metro station.
The layout was designed with separation between the residences, supporting independent use of each side. The configuration also accommodates an owner-occupant arrangement in which one residence may be occupied while the other is rented.
The property is located in Long Beach’s Los Cerritos/Virginia Country Club neighborhood, characterized in the source by tree-lined streets and historic homes. Dominguez Gap Wetlands is adjacent, while the shopping, restaurants, and breweries of Bixby Knolls are nearby. The site offers freeway access for travel toward Los Angeles and Orange County and is less than 1.5 miles from a metro station.
The layout was designed with separation between the residences, supporting independent use of each side. The configuration also accommodates an owner-occupant arrangement in which one residence may be occupied while the other is rented.
Key Highlights
- 2,388‑square‑foot duplex with two side‑by‑side residences
- Each unit includes 2 bedrooms and 2.5 baths
- Double‑height living and dining areas with sculptural spiral staircases
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
$51,344
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
3.68%
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%
$1,026,880
$1.0M
Cap Rate 7%
$733,486
$733.5K
Cap Rate 9%
$570,489
$570.5K
Market Conditions
NOI Build-Up for 2,388 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
$77.4K $32.40/SF
− Vacancy
−$4.0K −$1.68/SF
EGI
$73.3K $30.72/SF
− OpEx
−$22.0K −$9.21/SF
NOI
$51.3K $21.50/SF
Area
Long Beach, CA
Vacancy
5.20%
Lease Rate
$32.40 /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%
$1,026,880
Cap Rate 7%
$733,486
Cap Rate 9%
$570,489
Alternative Uses
Best Use
Multifamily LT 5
$733.5K
$641.8K – $855.7K
NOI $51,344 @ 7.0% cap · market cap 3.68%
Second Best
Apartment 5plus
$652.4K
$570.8K – $761.1K
NOI $45,667 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,497 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 90807, CA
32,412
Population
13,345
Households
2.4
Avg Household Size
41
Median Age
45%
College-Educated
90%
High-School Grad
4.4 sq mi
ZIP Area
7,366
Density / Sq Mi
$95,079
Median Household Income
$56,392
Median Earnings
$1,892
Median Rent
$832,200
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 - Both residences include private garages, rear patios, and open-plan kitchens.
Where is this duplex located?
The property is located at 4171 Del Mar Ave Long Beach, CA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: 2,388‑square‑foot duplex with two side‑by‑side residences; Each unit includes 2 bedrooms and 2.5 baths; Double‑height living and dining areas with sculptural spiral staircases
