Two-Bedroom Residential Income
For Sale
$325,000
13250 N Fairfield Lane, Seal Beach, CA 90740
Seal Beach, CA
Property Size750 SF
Lot Size0.03 Acres
Price / SF$433.33
Days on Market59
Property Features for 13250 N Fairfield Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 1
Parking features
Carport, Assigned
Subdivision
Leisure World (LW)
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Straight on Golden Rain Right at St. Andrews, left on Oakmont, right on Fairfield, right at Carport 85. Building at end of carport. 85
Standard status
Active
APN
94731427
Size
750 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$862 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Radiant
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
9-hole golf course
Swimming Pool
Jacuzzi
Gym
Table Tennis
Shuffleboard
Billiards
Pickle Ball
Amphitheater
Clubhouses
Exercise Gym
Art Rooms
Sewing
Crafts
Woodshops
Pool tables
Library
Bookstore
Credit Union
Health Center
Pharmacy
Post Office
24-hour Guarded
Gated Community
Building Details
Year built
1962
Floors in Building
1
Number of units
1
Listing Agency:
Real Brokerage Technologies
(855) 450-0442
Listed By:
Robin Sergi · License #02007131
(929) 362-5777
Added: Jul 11
Changed: Sep 6
Last Checked: Sep 7 at 1:06PM
MLS# HD26153411
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 750-square-foot residential income unit, built in 1962, includes two bedrooms and one bathroom. The living room and enclosed porch overlook a tree-lined greenbelt, while laminate flooring extends throughout the residence. Additional interior details include skylights in the kitchen and bathroom and mirrored bedroom closets. Heating is provided by radiant systems, with wall/window and window unit cooling. The property also includes an assigned carport space and access to public water and public sewer.
Located within Leisure World in Seal Beach, the guarded, gated senior community provides a 9-hole golf course, swimming pool, jacuzzi, gym, table tennis, shuffleboard, billiards, pickleball, an amphitheater, clubhouses, a library, bookstore, credit union, health center, pharmacy, and post office. The community is also close to freeways, shopping, and beaches.
Located within Leisure World in Seal Beach, the guarded, gated senior community provides a 9-hole golf course, swimming pool, jacuzzi, gym, table tennis, shuffleboard, billiards, pickleball, an amphitheater, clubhouses, a library, bookstore, credit union, health center, pharmacy, and post office. The community is also close to freeways, shopping, and beaches.
Key Highlights
- 750‑square‑foot unit with 2 bedrooms and 1 bathroom
- Built in 1962 with laminate flooring throughout
- Enclosed porch and tree‑lined greenbelt views
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
4.40%
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 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.9K
$220.4K – $293.9K
NOI $17,634 @ 7.0% cap · market cap 5.43%
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
237
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 - 750-square-foot unit within a guarded, gated senior community with extensive recreational, medical, and everyday services.
Where is this residential income property located?
The property is located at 13250 N Fairfield Lane Seal Beach, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 750‑square‑foot unit with 2 bedrooms and 1 bathroom; Built in 1962 with laminate flooring throughout; Enclosed porch and tree‑lined greenbelt views
