Mixed-Use Retail and
For Sale
$840,000
9612 Long Beach Boulevard, South Gate, CA 90280
Two storefronts and two one-bedroom apartments with rear parking, sold as-is with tenants in place.
Property Size3,953 SF
Price / SF$212.50
Days on Market320
Property Features for 9612 Long Beach Boulevard
General Information
Standard status
Active
Size
3,953 SF
Total Parking Spaces
9
Property subtype
Commercial/Industrial
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Year Built
1947
Stories
2
Tenancy
Multi
Listing Agency:
RBS Realty
(818) 355-3222
Listed By:
Genaro T Robles · License #01193745
(818) 355-3222
Source:
Exitrealty
Added: Sep 29, 2025
Changed: Aug 8
Last Checked: Aug 14 at 3:51AM
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 RBS Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines street-level retail with residential units above. The ground floor is occupied by a beauty salon and a nutrition shop. The second floor includes two separate one-bedroom apartments. For parking, there are 9 spaces located at the rear of the property. The property is being sold as-is with current tenants in place, and operating expenses are estimated; buyers should complete their own due diligence. Please note that tenants should not be disturbed and the offering is drive-by only, subject to interior inspection.
The property is located in the City of South Gate, at 9612 Long Beach Boulevard. It also has a stated requirement to be purchased together with the adjacent property at 9616 Long Beach Boulevard (MLS# 25002065), which the seller indicates can support expansion or redevelopment in the area.
For investors or owner-occupants, the current configuration offers immediate income from both retail storefront tenants and two residential units, supported by on-site rear parking. The mixed-use layout may appeal to buyers looking for a compact, multi-tenant setup while planning for future changes, subject to due diligence regarding expenses, condition, and the combined acquisition terms with the adjacent parcel.
The property is located in the City of South Gate, at 9612 Long Beach Boulevard. It also has a stated requirement to be purchased together with the adjacent property at 9616 Long Beach Boulevard (MLS# 25002065), which the seller indicates can support expansion or redevelopment in the area.
For investors or owner-occupants, the current configuration offers immediate income from both retail storefront tenants and two residential units, supported by on-site rear parking. The mixed-use layout may appeal to buyers looking for a compact, multi-tenant setup while planning for future changes, subject to due diligence regarding expenses, condition, and the combined acquisition terms with the adjacent parcel.
Key Highlights
- 1947‑built mixed‑use property in the City of South Gate with two storefronts and two 1‑bedroom apartments
- Ground floor offers a beauty salon and a nutrition shop with current rents of $1,534 and $1,515
- Second floor includes two 1‑bedroom apartments with current rents of $1,216 and $1,212
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
$69,034
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
8.22%
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%
$1,380,680
$1.4M
Cap Rate 7%
$986,200
$986.2K
Cap Rate 9%
$767,044
$767.0K
Market Conditions
NOI Build-Up for 3,953 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
$106.7K $27.00/SF
− Vacancy
−$8.1K −$2.05/SF
EGI
$98.6K $24.95/SF
− OpEx
−$29.6K −$7.48/SF
NOI
$69.0K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
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%
$1,380,680
Cap Rate 7%
$986,200
Cap Rate 9%
$767,044
Alternative Uses
Best Use
Retail
$1.25M
$1.09M – $1.46M
NOI $87,459 @ 7.0% cap · market cap 10.41%
Second Best
Multifamily LT 5
$986.2K
$862.9K – $1.15M
NOI $69,034 @ 7.0% cap · market cap 8.22%
Theoretical Best
Office A
$2.12M
$1.85M – $2.47M
NOI $148,149 @ 7.0% cap · market cap 17.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,170
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
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?
Storefront property - Two storefronts and two one-bedroom apartments with rear parking, sold as-is with tenants in place.
Where is this storefront property located?
The property is located at 9612 Long Beach Boulevard South Gate, CA.
What is the asking price?
The asking price for this property is $840,000.
What are key features of this property?
This property features: 1947‑built mixed‑use property in the City of South Gate with two storefronts and two 1‑bedroom apartments; Ground floor offers a beauty salon and a nutrition shop with current rents of $1,534 and $1,515; Second floor includes two 1‑bedroom apartments with current rents of $1,216 and $1,212
