Multifamily Building with ADU
For Sale
$1,395,000
531 W 5th Street, Long Beach, CA 90802
Owner-user multifamily property with a private residence, rental units, and previously approved ADU plans.
Property Size3,344 SF
Days on Market18
Property Features for 531 W 5th Street
General Information
Standard status
Active
Size
3,344 SF
Total Parking Spaces
5
Property subtype
Apartment
Financials
Cap Rate
6.02%
Gross Rent Multiplier
10.87
Additional Details
Multifamily Units
7
Building Details
Building Size
3,344 SF
Year Built
1923
Stories
1
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
Listed By:
Aaron Jacobson · License #02100737
(310) 729-1559
Source:
Nolanrossre.kw
Added: Aug 18
Changed: Sep 1
Last Checked: Sep 4 at 2:09AM
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.
Located at 531 W 5th Street in Long Beach, this 7-unit multifamily property includes a vacant front residence configured with 3 bedrooms and 1 bath. The house has a full kitchen, separate dining area, Ring camera, and mini-split system. Six additional units provide in-place rental income, while a vacant 5-car garage offers potential for parking income or incorporation into the approved accessory dwelling unit plans.
Previously approved plans call for a 3-bedroom, 2-bath ADU. At current rents, the property reflects a 6.02% cap rate and 10.87 GRM; with the ADU completed, the projected cap rate is 8.23%, including estimated construction costs. Built in 1923, the property is near Downtown Long Beach restaurants, bars, shopping, entertainment, the waterfront, and major transportation corridors.
Previously approved plans call for a 3-bedroom, 2-bath ADU. At current rents, the property reflects a 6.02% cap rate and 10.87 GRM; with the ADU completed, the projected cap rate is 8.23%, including estimated construction costs. Built in 1923, the property is near Downtown Long Beach restaurants, bars, shopping, entertainment, the waterfront, and major transportation corridors.
Key Highlights
- 7‑unit multifamily property at 531 W 5th Street, Long Beach, CA 90802
- Vacant front house with 3 bedrooms, 1 bath, full kitchen, and dining area
- Six additional units provide in‑place rental income
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
$63,949
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
4.58%
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%
$1,278,980
$1.3M
Cap Rate 7%
$913,557
$913.6K
Cap Rate 9%
$710,544
$710.5K
Market Conditions
NOI Build-Up for 3,344 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
$122.4K $36.60/SF
− Vacancy
−$6.1K −$1.83/SF
EGI
$116.3K $34.77/SF
− OpEx
−$52.3K −$15.65/SF
NOI
$63.9K $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%
$1,278,980
Cap Rate 7%
$913,557
Cap Rate 9%
$710,544
Alternative Uses
Best Use
Apartment 5plus
$913.6K
$799.4K – $1.07M
NOI $63,949 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,326 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
5,908
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Owner-user multifamily property with a private residence, rental units, and previously approved ADU plans.
Where is this apartment building located?
The property is located at 531 W 5th Street 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: 7‑unit multifamily property at 531 W 5th Street, Long Beach, CA 90802; Vacant front house with 3 bedrooms, 1 bath, full kitchen, and dining area; Six additional units provide in‑place rental income
