Corner Residential Income
For Sale
$549,000
Pending
13210 Seaview, Seal Beach, CA 90740
Seal Beach, CA
Property Size1,150 SF
Days on Market42
Property Features for 13210 Seaview
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1, Laundry Room, Bedroom 1, Bedroom 2, Bathroom 2
Parking
1
Parking features
Carport, Assigned
Spa
1
Window features
Skylight(s), Double Pane Windows, Bay Window(s)
Interior features
Crown Molding, Built-in Features, High Ceilings, Ceiling Fan(s), Cathedral Ceiling(s), Granite Counters
Exterior features
Rain Gutters
Appliances
Disposal, Microwave, Refrigerator, Free-Standing Range, Electric Oven, Double Oven, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Garden, Greenbelt
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Straight through main gate, right at St Andrew, right on Sea View immediate right at carports and follow around til you get to building 250.
Standard status
Pending
Size
1,150 SF
Taxes and HOA fees
HOA Fee
$590 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
1
Flooring type
Laminate, Tile, Carpet
Building materials
Concrete, Drywall Walls
Roof type
Composition
Architectural style
Contemporary
Additional Structures
Storage
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Carol Gasper · License #01276484
(562) 716-1547
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 30 at 8:06AM
MLS# PW26157703
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 1150-square-foot corner residential income property in Mutual 10 offers an expanded two-bedroom layout with 1 1/2 bathrooms. The living and dining area includes bay windows, crown molding, ceiling fans, and new carpet. The kitchen is equipped with granite counters, white cabinetry, stainless steel appliances, a large pantry, island, skylight, wine refrigerator, and double oven. The primary bedroom includes a walk-in closet, while the second bedroom provides built-in cabinetry, a desk area, Murphy bed system, and an attached half bath. Central heating and central air serve the unit.
Additional features include a patio with brick paving and storage, assigned carport parking, public water, public sewer, and a composition roof. The property was built in 1960 and is located at 13210 Seaview, Seal Beach, California 90740.
Additional features include a patio with brick paving and storage, assigned carport parking, public water, public sewer, and a composition roof. The property was built in 1960 and is located at 13210 Seaview, Seal Beach, California 90740.
Key Highlights
- 2‑bedroom, 1 1/2‑bath corner unit in Mutual 10
- 1150 square feet with expanded living and dining area
- Kitchen includes granite counters, island, skylight, wine refrigerator, and double oven
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
$21,950
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
4.00%
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%
$439,000
$439.0K
Cap Rate 7%
$313,571
$313.6K
Cap Rate 9%
$243,889
$243.9K
Market Conditions
NOI Build-Up for 1,150 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
$41.4K $36.00/SF
− Vacancy
−$1.5K −$1.30/SF
EGI
$39.9K $34.70/SF
− OpEx
−$18.0K −$15.62/SF
NOI
$22.0K $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%
$439,000
Cap Rate 7%
$313,571
Cap Rate 9%
$243,889
Alternative Uses
Best Use
Apartment 5plus
$313.6K
$274.4K – $365.8K
NOI $21,950 @ 7.0% cap · market cap 4.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.3K
$338.0K – $450.6K
NOI $27,038 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
588
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 - Expanded two-bedroom unit with central air, assigned carport parking, and a patio with storage.
Where is this residential income property located?
The property is located at 13210 Seaview Seal Beach, CA.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 2‑bedroom, 1 1/2‑bath corner unit in Mutual 10; 1150 square feet with expanded living and dining area; Kitchen includes granite counters, island, skylight, wine refrigerator, and double oven
