Two-Bedroom Cottage with Private
For Sale
$349,000
Pending
13171 St. Andrews Dr. 7-154H, Seal Beach, CA 90740
MULTI_FAMILY - Seal Beach, CA
Property Size750 SF
Lot Size0.03 Acres
Days on Market68
Property Features for 13171 St. Andrews Dr. 7-154H
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Rooms
Bedroom 2, Laundry Room, Bedroom 1, Bathroom 1
Appliances
Disposal, Electric Water Heater, Electric Oven, Electric Cooktop
Subdivision
Leisure World (LW)
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Enter Leisure World on Golden Rain Rd. Turn right on St. Andrews Dr.
Standard status
Pending
Size
750 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$535 Monthly
Utilities
Sewer type
Public Sewer
Cooling system
Electric, Heat Pump, Central Air
Water source
Public
Building Details
Year built
1962
Floors in Building
1
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Kathy Gupton · License #00744676
(562) 618-9940
Added: Jun 14
Changed: Aug 11
Last Checked: Aug 20 at 4:06AM
MLS# PW26129766
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.
This 2-bedroom, 1-bath cottage offers a bright interior with laminate flooring throughout. The living room features double-pane windows with vertical blinds, and the home includes a heat pump/air conditioning unit. The kitchen has built-in white appliances, including a stove, oven, refrigerator, and an under-the-counter washer/dryer combo. The main bedroom includes double-pane sliding glass doors to the patio, while the second bedroom has double-pane windows with vertical blinds overlooking a private side patio.
The bathroom includes an extra-large skylight and a cut-down shower designed for walk-in convenience. Additional patio storage is available, providing practical space for everyday use.
Located within Leisure World in Seal Beach, the property is described as walking distance to clubhouses 3 and 4, Friends of Books, and the library. Leisure World amenities noted include over 200 clubs and activities, as well as a nine-hole three-par golf course, swimming pool, Jacuzzi, gym, and other recreational and community offerings.
The bathroom includes an extra-large skylight and a cut-down shower designed for walk-in convenience. Additional patio storage is available, providing practical space for everyday use.
Located within Leisure World in Seal Beach, the property is described as walking distance to clubhouses 3 and 4, Friends of Books, and the library. Leisure World amenities noted include over 200 clubs and activities, as well as a nine-hole three-par golf course, swimming pool, Jacuzzi, gym, and other recreational and community offerings.
Key Highlights
- 2‑bedroom, 1‑bath cottage built in 1962 with public water and public sewer.
- Heat pump with central air and electric cooling for year‑round comfort.
- Kitchen includes built‑in electric oven and cooktop plus refrigerator and disposal.
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
$14,315
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
4.10%
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%
$286,300
$286.3K
Cap Rate 7%
$204,500
$204.5K
Cap Rate 9%
$159,056
$159.1K
Market Conditions
NOI Build-Up for 750 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
$27.0K $36.00/SF
− Vacancy
−$972 −$1.30/SF
EGI
$26.0K $34.70/SF
− OpEx
−$11.7K −$15.62/SF
NOI
$14.3K $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%
$286,300
Cap Rate 7%
$204,500
Cap Rate 9%
$159,056
Alternative Uses
Best Use
Apartment 5plus
$204.5K
$178.9K – $238.6K
NOI $14,315 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.9K
$220.4K – $293.9K
NOI $17,634 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
202
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?
Single family property - Light-and-bright 2 bed, 1 bath cottage with double-pane windows, heat pump/air conditioning, and a private side patio.
Where is this single family property located?
The property is located at 13171 St. Andrews Dr. 7-154H Seal Beach, CA.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 2‑bedroom, 1‑bath cottage built in 1962 with public water and public sewer.; Heat pump with central air and electric cooling for year‑round comfort.; Kitchen includes built‑in electric oven and cooktop plus refrigerator and disposal.
