4-Unit Multifamily
For Sale
$1,100,000
92 E Louise, Long Beach, CA 90805
Four consistent two-bedroom residences with updated building systems and controlled entry.
Property Size2,961 SF
Days on Market13
Property Features for 92 E Louise
General Information
Standard status
Active
Size
2,961 SF
Property subtype
Investment
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Average Monthly Rent
$2,138
Amenities
security gate
Building Details
Building Size
2,961 SF
Year Built
1953
Units
4
Listing Agency:
Stepp Commercial
(310) 774-3740
Listed By:
Robert Stepp · License #01456379
(310) 774-3740
Source:
Elliman
Added: Aug 17
Changed: Aug 24
Last Checked: Aug 28 at 1:26PM
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 Stepp Commercial
Investment Insights
Based on property information with market context.
This four-unit multifamily property contains a uniform mix of two-bedroom, one-bath residences, with each unit measuring approximately 740 square feet. The building totals 2,961 square feet and was constructed in 1953. Property improvements include replacement windows throughout, re-piping, exterior painting completed within the past three years, and an electronic security gate.
Located at 92 E. Louise Street in Long Beach, California, the property offers a consistent residential configuration within a single multifamily building. The matching unit layouts provide a straightforward operating profile across all four residences.
Located at 92 E. Louise Street in Long Beach, California, the property offers a consistent residential configuration within a single multifamily building. The matching unit layouts provide a straightforward operating profile across all four residences.
Key Highlights
- Four‑unit multifamily property built in 1953
- All units feature two bedrooms and one bath
- Each residence measures approximately 740 square feet
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
$53,573
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
4.87%
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%
$1,071,460
$1.1M
Cap Rate 7%
$765,329
$765.3K
Cap Rate 9%
$595,256
$595.3K
Market Conditions
NOI Build-Up for 2,961 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
$79.9K $27.00/SF
− Vacancy
−$3.4K −$1.15/SF
EGI
$76.5K $25.85/SF
− OpEx
−$23.0K −$7.75/SF
NOI
$53.6K $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%
$1,071,460
Cap Rate 7%
$765,329
Cap Rate 9%
$595,256
Alternative Uses
Best Use
Multifamily LT 5
$765.3K
$669.7K – $892.9K
NOI $53,573 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$706.5K
$618.2K – $824.3K
NOI $49,457 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$886.9K
$776.0K – $1.03M
NOI $62,082 @ 7.0% cap · market cap 5.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
807
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?
Quadplex - Four consistent two-bedroom residences with updated building systems and controlled entry.
Where is this quadplex located?
The property is located at 92 E Louise Long Beach, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Four‑unit multifamily property built in 1953; All units feature two bedrooms and one bath; Each residence measures approximately 740 square feet
