Updated Duplex with Three-Car
For Sale
Under Contract
$899,888
5953 Gaviota Avenue, Long Beach, CA 90805
Long Beach, CA
Property Size2,220 SF
Lot Size0.11 Acres
Price / SF$405.35
Days on Market114
Property Features for 5953 Gaviota Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bedroom 1, Laundry Room, Bathroom 2, Bedroom 5, Bedroom 3, Bedroom 4, Bathroom 3, Bathroom 1
Parking
7
Parking features
Garage
Window features
Double Pane Windows
Subdivision
North Long Beach (NLB)
Lot features
0-1 Unit/ Acre, Back Yard
Elementary school district
Long Beach Unified
Middle school district
Long Beach Unified
High school district
Long Beach Unified
Directions
From Cherry Street, turn onto 60th Street. Left on Gaviota. Duplex is the 3rd property on the right.
Standard status
Active Under Contract
APN
7123007009
Size
2,220 SF
Lot size
0.11 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1965
Floors in Building
1
Number of units
2
Building materials
Frame
Roof type
Composition
Architectural style
Other
Listing Agency:
The L3
(714) 444-4663
Listed By:
Jamie Pirritano · License #02032331
(714) 356-3573
Added: May 3
Changed: Aug 20
Last Checked: Aug 24 at 1:06PM
MLS# OC26095859
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1965 duplex contains two residential units totaling 2,220 square feet. The upper residence has two bedrooms, one bathroom, and a one-car garage, while the lower residence offers three bedrooms, two bathrooms, and a two-car attached garage. Recent property improvements include a new composition roof, dual-pane windows, fresh paint, and updated flooring. Wall and window units provide heating and cooling, and the property is served by public water and public sewer.
The 0.1129-acre parcel includes a sizable backyard, a large driveway, and additional parking with street access. R-1-N residential zoning is identified, and the layout includes setbacks described as supporting consideration of an ADU and J-ADU. The property also includes a laundry room and frame construction.
The 0.1129-acre parcel includes a sizable backyard, a large driveway, and additional parking with street access. R-1-N residential zoning is identified, and the layout includes setbacks described as supporting consideration of an ADU and J-ADU. The property also includes a laundry room and frame construction.
Key Highlights
- 2,220 square feet across two residential units
- Upper unit: 2 bedrooms, 1 bathroom, and 1‑car garage
- Lower unit: 3 bedrooms, 2 bathrooms, and 2‑car attached garage
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
$40,166
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
4.46%
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%
$803,320
$803.3K
Cap Rate 7%
$573,800
$573.8K
Cap Rate 9%
$446,289
$446.3K
Market Conditions
NOI Build-Up for 2,220 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
$59.9K $27.00/SF
− Vacancy
−$2.6K −$1.15/SF
EGI
$57.4K $25.85/SF
− OpEx
−$17.2K −$7.75/SF
NOI
$40.2K $18.09/SF
Area
ZIP 90805
Vacancy
4.27%
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%
$803,320
Cap Rate 7%
$573,800
Cap Rate 9%
$446,289
Alternative Uses
Best Use
Multifamily LT 5
$573.8K
$502.1K – $669.4K
NOI $40,166 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$529.7K
$463.5K – $618.0K
NOI $37,081 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$664.9K
$581.8K – $775.8K
NOI $46,545 @ 7.0% cap · market cap 5.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,055
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units with separate garages, a broad driveway, and R-1-N zoning in Long Beach.
Where is this duplex located?
The property is located at 5953 Gaviota Avenue Long Beach, CA.
What is the asking price?
The asking price for this property is $899,888.
What are key features of this property?
This property features: 2,220 square feet across two residential units; Upper unit: 2 bedrooms, 1 bathroom, and 1‑car garage; Lower unit: 3 bedrooms, 2 bathrooms, and 2‑car attached garage
