5220 Pacific, Long Beach, California 90805, Long Beach, 90805 - 0 bed, 0 bath
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Long Beach, California 90805
This 4-plex presents a High-Potential Investment Opportunity with a List Price of $1,195,000, positioned slightly above the $1,183,555 Fair Market Value. While the property currently reflects a Condition Rating of 4, it offers significant upside through a 19.4% rent increase potential and ADU development via the four separate garages. The Diverse Unit Mix and prime location near Bixby Knolls provide strong rental demand. This asset is an ideal acquisition for Buy-and-Hold Investors or Value-Add Developers focused on long-term yield expansion.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 5220 Pacific Subject | $1,195,000* List Price | 0 | 0 | 3,609 | $328 | - |
A 246 E Hullett Street Active | $1,245,000 List Price | 0 | 0 | 3,884 | $321 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1963, the property shows signs of age with dated kitchen cabinetry, exposed plumbing, and popcorn ceilings. While it features some cosmetic updates like newer laminate flooring and paint, the overall condition reflects a renovation cycle older than 15-20 years, requiring modernization to reach current market standards.
The property features a unique configuration including a stand-alone front house and townhome-style units, which appeals to a wide range of tenants and enhances privacy.
With a 19.4% upside to market rents and four separate garages offering ADU potential, there is a clear path to increasing the cap rate from 4.5% to 5.9%.
Situated on a tree-lined street near Bixby Knolls, the property offers excellent walkability to retail and dining plus convenient access to the 710 freeway.
Built in 1963, the property may require immediate capital expenditures for modernization or system upgrades to justify the projected market rent increases.
The current 4.5% cap rate is relatively low for the area, meaning investors must rely on active management and further investment to realize the property's full financial potential.
Great 4-plex in North Long Beach tucked on a tree lined street with 3,609 rentable square feet on a 7,534 square foot lot. Excellent unit mix with a front stand-alone 2 bed/1 bath house featuring new vinyl flooring along with laundry hookups in the kitchen plus two back town house style units (2 bed/1.5 bath and 2 bed/2 bath) and a 4th apartment (2 bed/1 bath). Strong in-place income with an 11.9 GRM and a 4.5% cap rate with a 19.4% upside to rents and a market cap rate of 5.9%. (4) separate garages for off-site parking, additional income, or ADU potential. The roof was replaced in 2025 and there were recent electrical upgrades to the main disconnect and service entrance. Easy access to the 710 freeway being just blocks away. Less than a mile from Bixby Knolls dining and shopping. Walkable immediate neighborhood, just blocks from The Pan, CVS, and McDonald’s, and other retail.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 0.0 | 0.0 | 50% |
| Baths | 0.0 | 0.0 | 50% |
| Square foot | 3,609 | 1,613.5 | 90% |
| Lot Size | 7,534 | 4,949 | 90% |
| Price | $1.20M | $820.8K | 90% |
| Price per sq ft | $331 | $525 | 30% |
| Built year | 1963 | 1950 | 80% |
| HOA | $0 | $0 | 50% |
| Days on market | 36 | 215 | 5% |
May 8, 2026
$1,195,000
Initial Listing