Well-Maintained
For Sale
$1,350,000
Pending
4322 Elm Avenue, Long Beach, CA 90807
Well-maintained quadruplex built in 1944 with four two-bedroom, one-bath units and recent roof, window, and water-heater updates.
Property Size3,076 SF
Lot Size0.22 Acres
Days on Market61
Property Features for 4322 Elm Avenue
General Information
Standard status
Pending
Size
3,076 SF
Lot size
0.22 Acres
Property subtype
Commercial/Industrial
Additional Details
Multifamily Units
4
Building Details
Year Built
1944
Year Renovated
2022
Tenancy
Multi
Listing Agency:
Team Fasnacht Realty
Listed By:
Alan Fasnacht · License #00542691
(562) 243-5948
Source:
Exitrealty
Added: Jul 8
Changed: Aug 8
Last Checked: Jul 25 at 3:48AM
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 Team Fasnacht Realty
Investment Insights
Based on property information with market context.
Well-maintained quadruplex built in 1944, offering four two-bedroom, one-bath units. The property totals approximately 3,076 square feet and is set on a 9,458 square foot lot. Capital improvements include a new asphalt/fiberglass composition shingle roof installed over solid sheathing, with 36 windows replaced in 2022 and four water heaters replaced in 2022.
The listing also notes that three nearby buildings are available from the same owners—4407 Linden Ave, 4411 Linden Ave, and 4322 Elm Ave—clustered within close distance in Bixby Knolls. Drive by only.
The listing also notes that three nearby buildings are available from the same owners—4407 Linden Ave, 4411 Linden Ave, and 4322 Elm Ave—clustered within close distance in Bixby Knolls. Drive by only.
Key Highlights
- Well‑maintained quadruplex built in 1944 with a 3,076 SF building on a 9,458 SF lot
- Four units total: 4 two‑bedroom, 1‑bath apartments with 8 bedrooms and 4 bathrooms
- New asphalt/fiberglass composition shingle roof installed over solid sheathing
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
$66,136
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
4.90%
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%
$1,322,720
$1.3M
Cap Rate 7%
$944,800
$944.8K
Cap Rate 9%
$734,844
$734.8K
Market Conditions
NOI Build-Up for 3,076 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
$99.7K $32.40/SF
− Vacancy
−$5.2K −$1.68/SF
EGI
$94.5K $30.72/SF
− OpEx
−$28.3K −$9.21/SF
NOI
$66.1K $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%
$1,322,720
Cap Rate 7%
$944,800
Cap Rate 9%
$734,844
Alternative Uses
Best Use
Multifamily LT 5
$944.8K
$826.7K – $1.10M
NOI $66,136 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$840.3K
$735.3K – $980.4K
NOI $58,824 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,281 @ 7.0% cap · market cap 8.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,100
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?
Quadplex - Well-maintained quadruplex built in 1944 with four two-bedroom, one-bath units and recent roof, window, and water-heater updates.
Where is this quadplex located?
The property is located at 4322 Elm Avenue Long Beach, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Well‑maintained quadruplex built in 1944 with a 3,076 SF building on a 9,458 SF lot; Four units total: 4 two‑bedroom, 1‑bath apartments with 8 bedrooms and 4 bathrooms; New asphalt/fiberglass composition shingle roof installed over solid sheathing
