If you've been tracking the Downtown Long Beach commercial market, you already know the inventory is active. From small creative office condos to major redevelopment sites, buyers and investors have more to consider right now than at any point in recent years. This post reviews the current for-sale landscape across office, retail, and redevelopment categories — and highlights why 782 Pacific Ave represents one of the most strategically positioned opportunities in the market today.
The Featured Listing: 782 Pacific Ave — Downtown Plan Area, PD-30 Zoning, 150' Height Potential
782 Pacific Ave is a ±3,368 SF commercial building on a ±8,001 SF prime corner lot in the heart of Downtown Long Beach. The property is move-in ready for professional office users and has eight on-site surface parking spaces — a genuine rarity in this district. Pricing is negotiable.
What makes this property stand out from virtually everything else currently for sale in Downtown Long Beach is its zoning designation and location within the Downtown Plan Area (PD-30).
Why PD-30 Matters:
PD-30 is the City of Long Beach's Downtown Plan zoning overlay, and properties that fall within the Height Incentive Area receive some of the most generous development parameters in Southern California:
- 150-foot height limit — enabling high-rise or mid-rise vertical development
- FAR (Floor Area Ratio) up to 5.0 — supporting high-density residential, mixed-use, or commercial redevelopment (buyer to verify applicable density bonus and development parameters with the City of Long Beach)
- Streamlined entitlement support — the Downtown Plan was designed to encourage density, walkability, and transit-oriented development
- Opportunity Zone overlap in portions of the district — offering potential federal tax incentives for qualifying investors
For an owner-user, 782 Pacific Ave is a well-located, move-in ready commercial building in a high-visibility corridor near Pine Avenue, the Long Beach Convention Center, and Metro rail transit. For a developer or long-term investor, it's a covered-land play with genuine upside potential under one of the most permissive height and density frameworks in the city. The current ownership may be open to a leaseback arrangement, which could allow a developer to pursue entitlements while the property continues to generate occupancy — a structuring option worth exploring with the listing brokers.
Property Highlights:
- ±3,368 SF building | ±8,001 SF corner lot
- PD-30 zoning — Downtown Plan Area
- 150' height bonus | FAR up to 5.0 (buyer to verify)
- Eight surface parking spaces
- Move-in ready for office, retail, or service uses
- Key permitted uses include professional office, retail, restaurant, personal services, wellness, and high-density residential redevelopment
- Leaseback potentially available — inquire with listing brokers
- Walkable to Pine Avenue, the waterfront, Long Beach Convention Center, and Metro A Line
For more information, contact Ron Mgrublian, Lee & Associates Los Angeles – Long Beach: rmgrublian@leelalb.com | 562.354.2537, or co-broker Nancy Deprez, Vista Sotheby's International Realty: NancyDeprezTeam@gmail.com | 310.739.8272.
The Broader Market: What's Active in Downtown Long Beach Right Now
The current Downtown Long Beach for-sale market reflects a city in transition. Here's a snapshot of the strongest listings across each category.
OFFICE
100 W Broadway — The Hubb | ±210,281 SF | Price Not Disclosed
The largest office asset currently on the market in Downtown Long Beach, The Hubb is a premier creative office campus occupying a full city block at Pine and Broadway. It recently underwent a $12 million renovation and sits adjacent to the Metro Transit Mall, surrounded by over 50 restaurants. A value-add institutional play targeting investors seeking a repositioned creative campus in the heart of DTLB — and within walking distance of 7 of the 11 Olympic events hosted in Long Beach in 2028.
604 & 650 Pine Ave — Molina Pine Portfolio | ±209,441 SF | Price Not Disclosed
A two-building, 100% NNN-leased office campus occupied by Molina Healthcare through December 2029, with 3.4% annual rent escalations. The newest office buildings in the submarket, built 2013–2014. A passive income investment with institutional-quality tenancy.
980 Atlantic Ave | ±11,352 SF | $4,100,000 ($361/SF)
A three-story Class B medical office building, 50% leased, with 46 parking spaces on a ±0.48-acre lot near Dignity Health St. Mary Medical Center. Zoned PD-30, with flexibility for retail or multifamily conversion. A solid value-add play in the healthcare corridor.120 E 3rd St | ±2,500 SF | $1,750,000 ($700/SF)
A fully renovated 1914 brick-and-masonry loft building, currently operating as P3 Office Lofts with 18 demised co-work offices. The co-work deed restriction has expired, giving the next owner full flexibility for creative office, retail, gallery, or showroom use. Walk Score 98.434 E Broadway | ±5,200 SF | $2,454,400 ($472/SF)
A distinctive standalone creative office building in the Arts District, LEED Silver certified, featuring the permanent public art installation "Kulture Komet." Fully turnkey and move-in ready, with a reinforced windowless design that also appeals to high-security retail operators.
RETAIL
601 Pine Ave — Rite Aid | ±42,321 SF | $4,010,948 ($95/SF)
A single-tenant NNN investment leased to Rite Aid in the heart of Downtown Long Beach with a Walk Score of 98. Rite Aid extended its lease post-bankruptcy, strengthening tenant credit. Limited landlord responsibilities make this a passive income vehicle.700 E Broadway | ±6,400 SF | $2,850,000 ($445/SF)
A corner retail building in the East Village Arts District, zoned PD-30, with strong foot traffic along the Broadway corridor. 193 feet of frontage. Suitable for investors or owner-users seeking to reposition, renovate, or re-tenant.850 Long Beach Blvd | ±7,900 SF | $3,100,000 ($392/SF)
A single-tenant NNN property leased to Ambitions California Inc., a 30+ year multi-state healthcare provider, through 2030 with 3% annual escalations. Corner lot with 100 feet of frontage, 18,000+ daily traffic counts, and a 96 Walk Score. A covered land play with PD-29 transit-oriented zoning.456 Elm Ave — Partake Collective | ±25,129 SF | Price Not Disclosed
A one-of-a-kind ghost kitchen and culinary incubator in the Downtown Plan Area, with eight private commercial kitchens, shared communal kitchen space, a dining hall, and up to 10 transferable Type 41 liquor licenses. LEED Gold and WELL certification-ready. A unique hospitality or redevelopment play.622–628 E Anaheim St | ±7,732 SF | $3,285,000 ($429/SF)
A historic 1932 building — the former Royal Hotel — recently renovated as a mixed-use retail/office property with restaurant-ready ground-floor spaces (hood shafts, grease interceptor, patio access) and second-floor office. 35+ parking spaces on-site.
REDEVELOPMENT & LAND
507 Pacific Ave — 157-Unit Entitled Mixed-Use Development | 46,609 SF Land | Price Not Disclosed
Shovel-ready with entitlements nearly complete for 157 residential units plus 6,200 SF of commercial space on a 1.07-acre site along Pacific Avenue — the same corridor as 782 Pacific Ave. No subterranean parking required. Walk Score 97. A strong indicator of the development momentum building along the Pacific Avenue corridor.923 Long Beach Blvd — Transit-Oriented Development Site | 16,553 SF Land | $3,500,000
Also zoned PD-30, Height Incentive Area — the same framework as 782 Pacific Ave — with a 150-foot height limit and FAR up to 5.0. Preliminary studies show potential for a 9-story, 108-unit affordable housing project. A useful data point confirming the depth of development parameters available across the PD-30 zone.832 E 5th St — Entitled Micro-Unit Development | 12,196 SF Land | $3,195,000
Fully entitled 75-micro-unit, 6-story all-electric affordable housing project adjacent to Downtown Long Beach. PD-30 zoning, California Opportunity Zone designation, and 40,312 SF of approved buildable area. Ready for a builder to step in.
The Big Picture: Why Downtown Long Beach Is Attracting Attention
The numbers behind this market are significant. Downtown Long Beach is seeing more than $3.5 billion in public and private investment, with over 1,700 residential units recently completed or under construction and another 2,300 approved or in review. The area draws over 23 million annual visits and will host 11 events during the 2028 Los Angeles Olympics — a demand accelerant that is already showing up in leasing activity and investor interest.
The Downtown Plan (PD-30) is the zoning engine behind much of this growth, enabling high-density, mixed-use, transit-oriented development across a broad area of the city. Properties within the Height Incentive Area — including 782 Pacific Ave — can achieve up to 150 feet in height and an FAR of 5.0, parameters that are difficult to find anywhere else in Long Beach.
For buyers who want to own now and redevelop later, or simply occupy a well-located commercial building in a market with strong long-term fundamentals, the opportunity set in Downtown Long Beach is as broad and diverse as it has been in years.
Interested in 782 Pacific Ave?
782 Pacific Ave is listed by Lee & Associates Los Angeles – Long Beach.
To request additional information, schedule a tour, or discuss pricing, please contact:
Ron Mgrublian, MBA | Principal, Lee & Associates LA – Long Beach
rmgrublian@leelalb.com | 562.354.2537
Nancy Deprez, MBA | Vista Sotheby's International Realty
NancyDeprezTeam@gmail.com | 310.739.8272
The information in this post is believed to be reliable but is not guaranteed. All data should be independently verified. This is not intended as legal or investment advice.
