Duplex with Approved ADU
For Sale
$1,125,000
4409 E 10th Street, Long Beach, CA 90804
Separately metered month-to-month units include a renovated front residence and a rear unit with wraparound patio.
Property Size2,084 SF
Days on Market9
Property Features for 4409 E 10th Street
General Information
Standard status
Active
Size
2,084 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 2BD/1BA
Multifamily Units
2
Amenities
in-unit washer/dryer
wraparound patio
Building Details
Building Size
2,084 SF
Year Built
1949
Stories
1
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
Listed By:
Christopher Van Vuuren
(714) 655-0098
Source:
Nolanrossre.kw
Added: Sep 18
Changed: Sep 22
Last Checked: Sep 26 at 3:36AM
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 1949 duplex includes two existing 2BD/1BA residences, both leased month-to-month and separately metered for water, electric, gas, sewer, and trash. The front unit has quartz countertops, shaker cabinetry, stainless appliances, and an in-unit washer/dryer. A roof replacement was completed in 2022, and the exterior was refreshed in 2026. The rear residence includes a wraparound patio, while the deep backyard is designated for a detached 2BD/2BA ADU under an approved site plan. Approved plans, stamped structural and Title 24 documents, and paid permit fees are included, with permits scheduled for delivery at close of escrow.
The property is located at 4409 E 10th Street across from Wilson High School. Recreation Park, golf courses, and Blair Field are within walking distance, while the 405, 605, and 22 freeways and Long Beach Airport are minutes away. The existing garage may qualify for conversion into another unit under California ADU law, subject to independent City verification.
The property is located at 4409 E 10th Street across from Wilson High School. Recreation Park, golf courses, and Blair Field are within walking distance, while the 405, 605, and 22 freeways and Long Beach Airport are minutes away. The existing garage may qualify for conversion into another unit under California ADU law, subject to independent City verification.
Key Highlights
- Two existing 2BD/1BA units with month‑to‑month occupancy
- Detached 2BD/2BA ADU site with approved plans and paid permit fees
- Separate metering for water, electric, gas, sewer and trash
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
$44,807
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
3.98%
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%
$896,140
$896.1K
Cap Rate 7%
$640,100
$640.1K
Cap Rate 9%
$497,856
$497.9K
Market Conditions
NOI Build-Up for 2,084 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
$67.5K $32.40/SF
− Vacancy
−$3.5K −$1.68/SF
EGI
$64.0K $30.72/SF
− OpEx
−$19.2K −$9.21/SF
NOI
$44.8K $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%
$896,140
Cap Rate 7%
$640,100
Cap Rate 9%
$497,856
Alternative Uses
Best Use
Multifamily LT 5
$640.1K
$560.1K – $746.8K
NOI $44,807 @ 7.0% cap · market cap 3.98%
Second Best
Apartment 5plus
$569.3K
$498.2K – $664.2K
NOI $39,853 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$1.12M
$976.3K – $1.30M
NOI $78,104 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,861
Businesses Nearby
Explore this area
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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Cap Rate, Value Estimation, Potential NOI and more
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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?
Duplex - Separately metered month-to-month units include a renovated front residence and a rear unit with wraparound patio.
Where is this duplex located?
The property is located at 4409 E 10th Street Long Beach, CA.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Two existing 2BD/1BA units with month‑to‑month occupancy; Detached 2BD/2BA ADU site with approved plans and paid permit fees; Separate metering for water, electric, gas, sewer and trash
