Multi-Tenanted Office Building For
For Sale
$2,220,000
800 E Wardlow Rd., Long Beach, CA 90807
Multi-tenanted office building in the California Heights neighborhood.
Property Size5,456 SF
Price / SF$406.89
Days on Market260
Property Features for 800 E Wardlow Rd.
General Information
Standard status
Active
Size
5,456 SF
Property subtype
Office
Listing Agency:
Coldwell Banker Commercial BLAIR
(562) 900-2938
Listed By:
Vachel McKeever · License #01922147
(562) 900-2938
Source:
Cbcworldwide
Added: Dec 3, 2025
Changed: Jul 6
Last Checked: Apr 9 at 9:00PM
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 Coldwell Banker Commercial BLAIR
Investment Insights
Based on property information with market context.
This multi-tenanted office building, located at 800 East Wardlow Road in Long Beach, California, presents a prime opportunity for purchase. The property spans approximately 5,456 square feet across two parcels, totaling around 11,250 square feet. Situated along the bustling Wardlow Road corridor in the desirable California Heights neighborhood, the property is easily accessible from Atlantic Avenue and the 405 freeway. With a mix of month-to-month leases and several other leases that are short term, this property is suitable for both owner-users looking to occupy space and investors aiming for growth potential. The surrounding area features a dynamic blend of residential, industrial, and service-oriented businesses, enhancing the property’s appeal and accessibility.
Key Highlights
- Multi‑tenanted office building in the desirable California Heights neighborhood.
- Located on the high‑traffic Wardlow Road corridor with easy access to Atlantic Avenue and the 405 freeway.
- Suitable for both owner‑users and investors due to a mix of short‑term and month‑to‑month leases.
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
$139,013
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
6.26%
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%
$2,780,260
$2.8M
Cap Rate 7%
$1,985,900
$2.0M
Cap Rate 9%
$1,544,589
$1.5M
Market Conditions
NOI Build-Up for 5,456 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
$248.8K $45.60/SF
− Vacancy
−$63.4K −$11.63/SF
EGI
$185.4K $33.97/SF
− OpEx
−$46.3K −$8.49/SF
NOI
$139.0K $25.48/SF
Area
Long Beach, CA
Vacancy
25.50%
Lease Rate
$45.60 /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%
$2,780,260
Cap Rate 7%
$1,985,900
Cap Rate 9%
$1,544,589
Alternative Uses
Best Use
Office B
$1.99M
$1.74M – $2.32M
NOI $139,013 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.92M
$2.56M – $3.41M
NOI $204,478 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 90807, CA
32,412
Population
13,345
Households
2.4
Avg Household Size
41
Median Age
45%
College-Educated
90%
High-School Grad
4.4 sq mi
ZIP Area
7,366
Density / Sq Mi
$95,079
Median Household Income
$56,392
Median Earnings
$1,892
Median Rent
$832,200
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 building - Multi-tenanted office building in the California Heights neighborhood.
Where is this office building located?
The property is located at 800 E Wardlow Rd. Long Beach, CA.
What is the asking price?
The asking price for this property is $2,220,000.
What are key features of this property?
This property features: Multi‑tenanted office building in the desirable California Heights neighborhood.; Located on the high‑traffic Wardlow Road corridor with easy access to Atlantic Avenue and the 405 freeway.; Suitable for both owner‑users and investors due to a mix of short‑term and month‑to‑month leases.
