12-Unit Apartment
For Sale
$2,599,000
433 W 4th, Long Beach, CA 90802
Three separate buildings offer spacious one- and two-bedroom layouts near waterfront amenities.
Property Size8,674 SF
Price / SF$299.63
Days on Market95
Property Features for 433 W 4th
General Information
Standard status
Active
Size
8,674 SF
Property subtype
Apartment
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
10 x 1BR/1BA, 2 x 2BR/1BA
Multifamily Units
12
Building Details
Building Size
8,674 SF
Year Built
1919
Buildings
3
Stories
2
Listing Agency:
The Moore Group
(714) 809-7608
Listed By:
Kristina Moore
(714) 809-7608
Source:
Nolanrossre.kw
Added: May 28
Changed: Aug 28
Last Checked: Aug 29 at 5:48AM
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 The Moore Group
Investment Insights
Based on property information with market context.
Located at 433 W 4th in Long Beach, this apartment property contains 12 units across three separate buildings, with four units in each structure. The unit mix includes 10 one-bedroom, one-bath residences and 2 two-bedroom, one-bath residences. The buildings provide 8,674 square feet in total, or approximately 722 square feet per unit, and were built in 1919.
Gas, electricity, and water are individually metered, with tenants paying all utilities. The property is situated 4 blocks from the ocean and within walking distance of Pine Avenue, restaurants, shopping, nightlife, and waterfront attractions. It also offers access to the 710 freeway and is located within the Downtown Long Beach redevelopment area.
Gas, electricity, and water are individually metered, with tenants paying all utilities. The property is situated 4 blocks from the ocean and within walking distance of Pine Avenue, restaurants, shopping, nightlife, and waterfront attractions. It also offers access to the 710 freeway and is located within the Downtown Long Beach redevelopment area.
Key Highlights
- 12 units across 3 separate buildings, with 4 units per building
- Unit mix includes 10‑1 bedroom / 1 bath units and 2- 2 bed / 1 bathroom units
- 8,674 total building Sq. Ft.; approximately 722 Sq Ft. per unit
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
$165,877
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
6.38%
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%
$3,317,540
$3.3M
Cap Rate 7%
$2,369,671
$2.4M
Cap Rate 9%
$1,843,078
$1.8M
Market Conditions
NOI Build-Up for 8,674 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
$317.5K $36.60/SF
− Vacancy
−$15.9K −$1.83/SF
EGI
$301.6K $34.77/SF
− OpEx
−$135.7K −$15.65/SF
NOI
$165.9K $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%
$3,317,540
Cap Rate 7%
$2,369,671
Cap Rate 9%
$1,843,078
Alternative Uses
Best Use
Apartment 5plus
$2.37M
$2.07M – $2.76M
NOI $165,877 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.64M
$4.06M – $5.42M
NOI $325,082 @ 7.0% cap · market cap 12.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
5,568
Businesses Nearby
Explore this area
Business Placement
Demographics for 90802, CA
41,686
Population
25,055
Households
1.7
Avg Household Size
37
Median Age
44%
College-Educated
88%
High-School Grad
6.5 sq mi
ZIP Area
6,413
Density / Sq Mi
$72,152
Median Household Income
$52,011
Median Earnings
$1,855
Median Rent
$546,700
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?
Apartment building - Three separate buildings offer spacious one- and two-bedroom layouts near waterfront amenities.
Where is this apartment building located?
The property is located at 433 W 4th Long Beach, CA.
What is the asking price?
The asking price for this property is $2,599,000.
What are key features of this property?
This property features: 12 units across 3 separate buildings, with 4 units per building; Unit mix includes 10‑1 bedroom / 1 bath units and 2- 2 bed / 1 bathroom units; 8,674 total building Sq. Ft.; approximately 722 Sq Ft. per unit
