Individually Owned 
For Sale
1 / 27
$2,549,000
20 Roycroft Ave, Long Beach, CA 90803
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Property summary
AI-generated overview
The property is located in the Belmont Shore neighborhood and consists of 8 residential units within a total building area of 2,960 square feet. The unit mix includes three 1-bedroom, 1-bathroom units and five studio units, including a newly completed ADU that is equipped with A/C. The property provides on-site laundry facilities and has a replaced main electrical service. It sits on a 0.06-acre lot and is positioned within walking distance of local restaurants, cafes, shops, and the beach, with nearby access to attractions around Naples Island and the canals, Dog Beach, Long Beach City Beach, and Belmont Veterans Memorial Pier. It is also near the redeveloped 2nd & PCH open-air mall and has convenient access to Pacific Coast Highway and nearby freeways for travel throughout Long Beach and neighboring coastal cities.
Property profile
Verified
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1947
Construction
WOOD
Total area
2,960 SF
Lot
0.06 ac (2,622 SF)
Zoning code
LBR2S
APN
7256-032-012
UPID
US09-7918266
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$870k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$740k
Owner & transaction history
since 2021
7 recorded transactions
Zoning & alternative use
LBR2S · Long Beach, CA
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 9 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$740k
Value range
$666k – $814k
±10% around blend
Estimated value / SF
$250 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
90
Income certainty
100
$666k
blend $740k
$814k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,960 SF
Lot area
0.06 ac
Year built
1947
APN
7256-032-012
Zoning
LBR2S
Assessed value
$1,952,735
Annual tax
$25,483
3
Income approach: direct capitalization
Partial preview
Income approach indication
$870k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$945k
@ 6.5% CAP return
$870k
@ 7% CAP return
$810k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$25,483
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.58M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.5 mi away · 3,389 SF
1.3 mi away · 3,714 SF
2.0 mi away · 2,592 SF
2.1 mi away · 3,311 SF
2.2 mi away · 3,329 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$740k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 104 sales
$363
-31%
Submarket 1079 sales
$277
-10%
County 11934 sales
$264
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $250/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
2.22%
Selected cap rate for this other apartment buildings
Derived from the Long Beach market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$57k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.55M
Move the market yield to see immediate price impact.
Value / SF
$861
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.72%2.22%2.72%
$51k
$2.96M
$2.29M
$1.87M
$57k
$3.29M
$2.55M
$2.08M
$62k
$3.62M
$2.80M
$2.29M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$1.49M
0.3 mi · Nov 2025 · $565/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$25,483
Tax year 2024
Assessed value
$1,952,735
Assessed 2024
Previous assessed
$1,952,735
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,338,621
Assessed improvement
$614,114
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1947
Construction
WOOD
Heating
NONE
Cooling
YES
Units
7
Bathrooms
7
Total area
2,960 SF
Lot
0.06 ac (2,622 SF)
Zoning code
LBR2S
APN
7256-032-012
UPID
US09-7918266
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LBR2S · Long Beach, CAZoning LBR2S · permitted uses
LBR2S · Long Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1947
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
7
Bathrooms
7
Lot
0.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LBR2S
Jurisdiction
Long Beach, CA
Recorded code
LBR2S
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LBR2S in Long Beach, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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