Mixed-Use Portfolio with
New
For Sale
$4,850,000
4420 4408 E Greenmeadow, Long Beach, CA 90808
Three mixed-use assets combine SRO accommodations, retail storefronts, updated electrical systems, and on-site laundry.
Property Size14,941 SF
Days on Market4
Property Features for 4420 4408 E Greenmeadow
General Information
Standard status
Active
Size
14,941 SF
Property subtype
Apartment
Financials
Cap Rate
7.2%
Gross Rent Multiplier
7.83
Additional Details
Utilities to Site
Yes
Multifamily Units
42
Amenities
security cameras
onsite laundry facility
Building Details
Building Size
14,941 SF
Year Built
1941
Buildings
3
Tenancy
Multi
Listing Agency:
Triqor Group
Listed By:
Christopher Walker · License #01905338
Source:
Velocityrealtysd
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 19 at 10:29AM
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 Triqor Group
Investment Insights
Based on property information with market context.
This mixed-use offering comprises three assets with 42 SRO units and three retail storefronts. The SRO rooms range from 100 to 200 square feet and include both private configurations and layouts served by shared bathrooms and showers. Retail spaces have separate gas and electric metering, while the buildings include updated main electrical panels and subpanels. One building adds dedicated 20-amp circuits in the SRO rooms, along with two shared showers, three toilets, and a newer roof.
Property-wide features include security cameras and an on-site laundry facility. The assets were built in 1941 and are positioned within walking distance of Long Beach City College, with Lakewood Golf Course, Heartwell Park, Parkview Village retail, and Long Beach Exchange nearby. Current operating metrics include a 7.2% cap rate and a 7.83 GRM.
Property-wide features include security cameras and an on-site laundry facility. The assets were built in 1941 and are positioned within walking distance of Long Beach City College, with Lakewood Golf Course, Heartwell Park, Parkview Village retail, and Long Beach Exchange nearby. Current operating metrics include a 7.2% cap rate and a 7.83 GRM.
Key Highlights
- 42 SRO units and 3 retail storefronts across three mixed‑use assets
- SRO rooms range from 100 to 200 square feet
- Retail storefronts separately metered for gas and electricity
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
$264,030
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
5.44%
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%
$5,280,600
$5.3M
Cap Rate 7%
$3,771,857
$3.8M
Cap Rate 9%
$2,933,667
$2.9M
Market Conditions
NOI Build-Up for 14,941 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
$403.4K $27.00/SF
− Vacancy
−$26.2K −$1.76/SF
EGI
$377.2K $25.25/SF
− OpEx
−$113.2K −$7.57/SF
NOI
$264.0K $17.67/SF
Area
ZIP 90808
Vacancy
6.50%
Lease Rate
$27.00 /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%
$5,280,600
Cap Rate 7%
$3,771,857
Cap Rate 9%
$2,933,667
Alternative Uses
Best Use
Retail
$3.77M
$3.30M – $4.40M
NOI $264,030 @ 7.0% cap · market cap 5.44%
Second Best
Mixed Use
$3.72M
$3.26M – $4.34M
NOI $260,534 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$4.96M
$4.34M – $5.78M
NOI $346,995 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
42
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
867
Businesses Nearby
Explore this area
Business Placement
Demographics for 90808, CA
39,747
Population
14,803
Households
2.7
Avg Household Size
43
Median Age
46%
College-Educated
94%
High-School Grad
6.9 sq mi
ZIP Area
5,760
Density / Sq Mi
$131,959
Median Household Income
$71,224
Median Earnings
$2,271
Median Rent
$900,100
Median Home Value
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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?
Mixed-use property - Three mixed-use assets combine SRO accommodations, retail storefronts, updated electrical systems, and on-site laundry.
Where is this mixed-use property located?
The property is located at 4420 4408 E Greenmeadow Long Beach, CA.
What is the asking price?
The asking price for this property is $4,850,000.
What are key features of this property?
This property features: 42 SRO units and 3 retail storefronts across three mixed‑use assets; SRO rooms range from 100 to 200 square feet; Retail storefronts separately metered for gas and electricity
