Two-Unit Retail Building in Long
For Sale
$840,000
Pending
5440 Long Beach Boulevard, Long Beach, CA 90805
Two-unit retail building with development potential in North Long Beach.
Property Size4,560 SF
Days on Market353
Property Features for 5440 Long Beach Boulevard
General Information
Standard status
Pending
Size
4,560 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1928
Listing Agency:
LOU EDWARDS FINANCIAL INC.
(562) 528-6266
Listed By:
BING WU · License #01372900
(562) 528-6266
Source:
Exitrealty
Added: Sep 5, 2025
Changed: Aug 23
Last Checked: Jul 23 at 10:50AM
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 LOU EDWARDS FINANCIAL INC.
Investment Insights
Based on property information with market context.
This two-unit commercial retail building is located in the northern part of Long Beach, near Bixiby Knolls and Lakewood. The property benefits from visibility at the intersection of Long Beach Blvd. The building includes a 720-square-foot beauty salon and a 3,840-square-foot liquor store, totaling 4,560 square feet. The property has three parking spaces and street parking. The property shows potential for future development.
Key Highlights
- Large commercial property totaling 4560 sqft.
- Two‑unit building with existing tenants (Beauty Salon and Liquor Store).
- Excellent visibility on Long Beach Blvd.**
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
$63,087
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
7.51%
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%
$1,261,740
$1.3M
Cap Rate 7%
$901,243
$901.2K
Cap Rate 9%
$700,967
$701.0K
Market Conditions
NOI Build-Up for 4,560 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
$98.5K $21.60/SF
− Vacancy
−$8.4K −$1.84/SF
EGI
$90.1K $19.76/SF
− OpEx
−$27.0K −$5.93/SF
NOI
$63.1K $13.83/SF
Area
ZIP 90805
Vacancy
8.50%
Lease Rate
$21.60 /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%
$1,261,740
Cap Rate 7%
$901,243
Cap Rate 9%
$700,967
Alternative Uses
Best Use
Retail
$901.2K
$788.6K – $1.05M
NOI $63,087 @ 7.0% cap · market cap 7.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.37M
$1.20M – $1.59M
NOI $95,607 @ 7.0% cap · market cap 11.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
717
Businesses Nearby
814
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 100%
Shoe Palace
Apparel
814 visits/mo
0.1 miles
Demographics for 90805, CA
95,350
Population
28,954
Households
3.3
Avg Household Size
34
Median Age
18%
College-Educated
74%
High-School Grad
7.4 sq mi
ZIP Area
12,885
Density / Sq Mi
$68,615
Median Household Income
$34,948
Median Earnings
$1,664
Median Rent
$588,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - Two-unit retail building with development potential in North Long Beach.
Where is this retail space located?
The property is located at 5440 Long Beach Boulevard Long Beach, CA.
What is the asking price?
The asking price for this property is $840,000.
What are key features of this property?
This property features: Large commercial property totaling 4560 sqft.; Two‑unit building with existing tenants (Beauty Salon and Liquor Store).; Excellent visibility on Long Beach Blvd.**
