Updated Condo in Downtown Long
For Sale
$490,000
640 W 4th Street #316 Long, Long Beach, CA 90802
Updated 2 bed, 2 bath condo in vibrant downtown Long Beach.
Property Size916 SF
Lot Size0.67 Acres
Days on Market396
Property Features for 640 W 4th Street #316 Long
General Information
Standard status
Active
Size
916 SF
Lot size
0.67 Acres
Property subtype
Condominium
Amenities
Fireplace
Security System
See Remarks
Ductless
Central
Dishwasher
Electric Oven
Electric Range
Disposal
Microwave
Refrigerator
Water Purifier
Dryer
Washer
Electricity Connected, Natural Gas Connected, Sewer Connected, Water Connected
Building Details
Building Size
916 SF
Year Built
1990
Stories
4
Listing Agency:
Keller Willliams Pacific Estates
(562) 972-4336
Listed By:
Beatrix Whipple · License #01355505
(562) 972-4336
Source:
Kw
Added: Jul 15, 2025
Changed: Aug 8
Last Checked: Aug 13 at 5:01PM
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 Keller Willliams Pacific Estates
Investment Insights
Based on property information with market context.
Located in the heart of Downtown Long Beach, 640 W 4th Street #316 is a beautifully updated condo featuring two bedrooms and two bathrooms. The thoughtfully designed home offers an open concept layout, seamlessly connecting the kitchen, dining area, and living room, creating an ideal space for entertaining and relaxing. The open kitchen provides ample counter space, modern updates, new stainless steel stove, refrigerator and microwave, and a functional layout. The condo includes large bedrooms and tastefully renovated bathrooms. A mini split HVAC system ensures year-round comfort, and a private balcony offers space for relaxation. The building provides secured entry, a rooftop pool, and two parking spaces in a gated subterranean garage. The property is within close proximity to dining, shopping, and entertainment options in Downtown Long Beach, with easy access to freeways and nearby parks.
Key Highlights
- Updated 2 bed, 2 bath condo in the heart of Downtown Long Beach.
- Open concept layout ideal for entertaining and relaxing.
- Modern kitchen with NEW stainless steel appliances.
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
$17,517
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
3.57%
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%
$350,340
$350.3K
Cap Rate 7%
$250,243
$250.2K
Cap Rate 9%
$194,633
$194.6K
Market Conditions
NOI Build-Up for 916 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
$33.5K $36.60/SF
− Vacancy
−$1.7K −$1.83/SF
EGI
$31.8K $34.77/SF
− OpEx
−$14.3K −$15.65/SF
NOI
$17.5K $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%
$350,340
Cap Rate 7%
$250,243
Cap Rate 9%
$194,633
Alternative Uses
Best Use
Apartment 5plus
$250.2K
$219.0K – $292.0K
NOI $17,517 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$490.4K
$429.1K – $572.2K
NOI $34,330 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,673
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Updated 2 bed, 2 bath condo in vibrant downtown Long Beach.
Where is this apartment building located?
The property is located at 640 W 4th Street #316 Long Long Beach, CA.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Updated 2 bed, 2 bath condo in the heart of Downtown Long Beach.; Open concept layout ideal for entertaining and relaxing.; Modern kitchen with NEW stainless steel appliances.
