Single-Level Residential Income
For Sale
$220,000
Pending
13140 Del Monte Drive, Seal Beach, CA 90740
Seal Beach, CA
Property Size600 SF
Days on Market74
Property Features for 13140 Del Monte Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Laundry Room, Bathroom 1, Kitchen, Bedroom 1
Parking
1
Parking features
Assigned, Carport
Spa
1
Window features
Blinds, Screens, Skylight(s)
Patio and Porch features
Patio, Porch
Interior features
Ceiling Fan(s), Open Floorplan
Appliances
Water Heater, Disposal, Refrigerator, Electric Oven, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Level with Street, Level
View
Park
Elementary school district
Seal Beach Unified
Middle school district
Seal Beach Unified
High school district
Seal Beach Unified
Directions
Seal Beach Blvd. to Golden Rain Rd. (Leisure World Entrance) take an immediate right onto Del Monte Dr. to St. John Rd.
Standard status
Pending
APN
94735121
Size
600 SF
Taxes and HOA fees
HOA Fee
$604 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump, Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
9-hole golf course
swimming pool
spa
fitness gym
table tennis
shuffleboard
billiards
pickleball and bocce ball courts
amphitheater
clubhouses
library
Friends of the Library bookstore
credit union
health care center
pharmacy
post office
on-site cafe
Building Details
Year built
1962
Floors in Building
1
Number of units
1
Flooring type
Carpet, Laminate
Building materials
Stucco
Roof type
Composition
Listing Agency:
T.N.G. Real Estate Consultants
(714) 987-3310
Listed By:
Jacob Abeelen · License #01973535
(714) 394-3084
Added: Jun 18
Changed: Aug 24
Last Checked: Aug 30 at 1:06AM
MLS# PW26125615
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 13140 Del Monte Drive, Unit 52J, this 600-square-foot, single-level residence includes one bedroom and one bathroom. The interior combines living, dining, and kitchen areas in an open floor plan, with vaulted ceilings, a skylight, oversized windows, ceiling fan, laminate and carpet flooring, and a laundry room. The home was built in 1962, freshly painted, and includes a covered front patio with a storage closet, assigned carport, public water, and public sewer.
The residence is within Leisure World Seal Beach, a 24-hour security-guard-gated 55+ active adult community. Community amenities include a 9-hole golf course, pool and spa, fitness facilities, pickleball and bocce ball courts, an amphitheater, six clubhouses, a library, pharmacy, post office, health care center, and on-site cafe. Residents must qualify under community guidelines. The property is near the 405, 605, and 22 Freeways, as well as beaches, shopping, and restaurants.
The residence is within Leisure World Seal Beach, a 24-hour security-guard-gated 55+ active adult community. Community amenities include a 9-hole golf course, pool and spa, fitness facilities, pickleball and bocce ball courts, an amphitheater, six clubhouses, a library, pharmacy, post office, health care center, and on-site cafe. Residents must qualify under community guidelines. The property is near the 405, 605, and 22 Freeways, as well as beaches, shopping, and restaurants.
Key Highlights
- 600‑square‑foot single‑level residence with 1 bedroom and 1 bathroom
- Open living, dining, and kitchen arrangement with vaulted ceilings and skylight
- Large covered front patio overlooks a grassy greenbelt and includes a storage closet
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
$11,452
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
5.21%
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%
$229,040
$229.0K
Cap Rate 7%
$163,600
$163.6K
Cap Rate 9%
$127,244
$127.2K
Market Conditions
NOI Build-Up for 600 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
$21.6K $36.00/SF
− Vacancy
−$778 −$1.30/SF
EGI
$20.8K $34.70/SF
− OpEx
−$9.4K −$15.62/SF
NOI
$11.5K $19.09/SF
Area
Orange County, CA
Vacancy
3.60%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$229,040
Cap Rate 7%
$163,600
Cap Rate 9%
$127,244
Alternative Uses
Best Use
Apartment 5plus
$163.6K
$143.2K – $190.9K
NOI $11,452 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.5K
$176.3K – $235.1K
NOI $14,107 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
614
Businesses Nearby
Explore this area
Business Placement
Demographics for 90740, CA
24,769
Population
14,208
Households
1.7
Avg Household Size
61
Median Age
51%
College-Educated
95%
High-School Grad
11.1 sq mi
ZIP Area
2,231
Density / Sq Mi
$82,427
Median Household Income
$70,686
Median Earnings
$2,421
Median Rent
$488,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-bedroom residence with an open layout, covered patio, assigned carport, and access to extensive active-adult amenities.
Where is this residential income property located?
The property is located at 13140 Del Monte Drive Seal Beach, CA.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: 600‑square‑foot single‑level residence with 1 bedroom and 1 bathroom; Open living, dining, and kitchen arrangement with vaulted ceilings and skylight; Large covered front patio overlooks a grassy greenbelt and includes a storage closet
