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641 W Willow St, Long Beach, CA 90806
Flexible commercial space includes four restrooms and dedicated on-site parking.
Property Size4,800 SF
Price / SF$437.50
Days on Market6
Property Features for 641 W Willow St
General Information
Standard status
Active
Size
4,800 SF
Total Parking Spaces
15
Property subtype
OFFICE
Listing Agency:
Voit Real Estate Services
(949) 263-5314
Listed By:
Jack Faris · License #00912766
(949) 400-0957
Source:
Moodyscre
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 29 at 8:47PM
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 Voit Real Estate Services
Investment Insights
Based on property information with market context.
This 4,800-square-foot office unit property combines office and retail space in a practical commercial layout. The property includes four restrooms and 15 parking spaces, supporting everyday occupancy and customer access. Recent improvements include a new roof and two new HVAC units.
Located at 641 W Willow St in Long Beach, California, the property offers an established commercial address for office or retail use. Its combination of usable interior space, multiple restrooms, on-site parking, and updated building systems provides a straightforward physical profile for an owner-user or investor evaluating the asset.
Located at 641 W Willow St in Long Beach, California, the property offers an established commercial address for office or retail use. Its combination of usable interior space, multiple restrooms, on-site parking, and updated building systems provides a straightforward physical profile for an owner-user or investor evaluating the asset.
Key Highlights
- 4,800 square feet of office and retail space
- Four restrooms included
- 15 parking spaces
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
$117,693
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
5.60%
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%
$2,353,860
$2.4M
Cap Rate 7%
$1,681,329
$1.7M
Cap Rate 9%
$1,307,700
$1.3M
Market Conditions
NOI Build-Up for 4,800 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
$206.2K $42.96/SF
− Vacancy
−$49.3K −$10.27/SF
EGI
$156.9K $32.69/SF
− OpEx
−$39.2K −$8.17/SF
NOI
$117.7K $24.52/SF
Area
ZIP 90806
Vacancy
23.90%
Lease Rate
$42.96 /SF/Yr
Expense Ratio
25.00%
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%
$2,353,860
Cap Rate 7%
$1,681,329
Cap Rate 9%
$1,307,700
Alternative Uses
Best Use
Office B
$1.68M
$1.47M – $1.96M
NOI $117,693 @ 7.0% cap · market cap 5.60%
Second Best
Retail
$989.9K
$866.2K – $1.15M
NOI $69,296 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$2.57M
$2.25M – $3.00M
NOI $179,893 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,387
Businesses Nearby
Explore this area
Business Placement
Demographics for 90806, CA
41,611
Population
13,106
Households
3.2
Avg Household Size
35
Median Age
22%
College-Educated
72%
High-School Grad
4.9 sq mi
ZIP Area
8,492
Density / Sq Mi
$73,674
Median Household Income
$36,691
Median Earnings
$1,672
Median Rent
$699,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible commercial space includes four restrooms and dedicated on-site parking.
Where is this office units located?
The property is located at 641 W Willow St Long Beach, CA.
What is the asking price?
The asking price for this property is $2,099,999.
What are key features of this property?
This property features: 4,800 square feet of office and retail space; Four restrooms included; 15 parking spaces
