Two-Bedroom Senior Residence with Bonus
For Sale
Under Contract
$380,800
13381 El Dorado Drive, Seal Beach, CA 90740
MULTI_FAMILY - Contemporary, Bungalow - Seal Beach, CA
Property Size1,100 SF
Lot Size0.03 Acres
Price / SF$346.18
Days on Market87
Property Features for 13381 El Dorado Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 1, Laundry Room
Parking
1
Parking features
Gated, Carport, Assigned
Spa
1
Window features
Plantation Shutters, Blinds
Interior features
Laminate Counters
Appliances
Water Heater, Disposal, Refrigerator, Electric Oven, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Landscaped
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Straight at main gate, right on El Dorado... pass Oakmont, building on the left. CP # 98, space 22.
Standard status
Active Under Contract
APN
94732138
Size
1,100 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$594 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
par 3 golf course
pool
hot spa
gym
pickleball courts
bocce ball courts
billard room
gaming room
open-air amphitheater
6 clubhouses
Building Details
Year built
1963
Floors in Building
1
Flooring type
Carpet, Vinyl
Building materials
Stucco, Block, Drywall Walls
Roof type
Composition, Asphalt
Architectural style
Bungalow, Contemporary
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Gina Rojas · License #02111452
(562) 533-3190
Added: May 26
Changed: Aug 18
Last Checked: Aug 20 at 3:06AM
MLS# PW26112877
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 one-of-a-kind two-bedroom, one-bath senior residence includes an extra “bonus room” and is described as move-in ready. Interior finishes include vinyl and carpet flooring, laminate counters, and custom vinyl dual-paned windows in the front bedroom and living room. The entry features a special-order door with leaded glass, and the kitchen includes laminate countertops with a built-in dishwasher and skylight. The bathroom has a tub/shower combination with a skylight. Heating and cooling are provided by (4) air/heat pumps throughout the home. The west-facing unit is designed for comfort year-round, with a private patio that includes a large walk-in patio storage closet.
Parking is provided in building 98, space 22, with steps from the home, along with access to guest parking. The residence is part of Leisure World, a 55+ senior community that is guard gated and offers amenities described in the remarks, including a par 3 golf course, a pool and hot spa, a state-of-the-art gym, pickleball and bocce ball courts, and multiple clubhouses. The community is located about 1.5 miles from the beach and Seal Beach Pier.
Built in 1963, the property includes stucco, block, and drywall walls, with a composition/asphalt roof, public water, and public sewer.
Parking is provided in building 98, space 22, with steps from the home, along with access to guest parking. The residence is part of Leisure World, a 55+ senior community that is guard gated and offers amenities described in the remarks, including a par 3 golf course, a pool and hot spa, a state-of-the-art gym, pickleball and bocce ball courts, and multiple clubhouses. The community is located about 1.5 miles from the beach and Seal Beach Pier.
Built in 1963, the property includes stucco, block, and drywall walls, with a composition/asphalt roof, public water, and public sewer.
Key Highlights
- 0.0344‑acre property built in 1963 with a 1,100 SF interior
- Two bedrooms, one bathroom, plus an extra bonus room
- Private west‑facing patio with a large walk‑in patio 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
$20,996
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
5.51%
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%
$419,920
$419.9K
Cap Rate 7%
$299,943
$299.9K
Cap Rate 9%
$233,289
$233.3K
Market Conditions
NOI Build-Up for 1,100 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
$39.6K $36.00/SF
− Vacancy
−$1.4K −$1.30/SF
EGI
$38.2K $34.70/SF
− OpEx
−$17.2K −$15.62/SF
NOI
$21.0K $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%
$419,920
Cap Rate 7%
$299,943
Cap Rate 9%
$233,289
Alternative Uses
Best Use
Apartment 5plus
$299.9K
$262.5K – $349.9K
NOI $20,996 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$369.5K
$323.3K – $431.1K
NOI $25,863 @ 7.0% cap · market cap 6.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Under-served
Demand for This Use
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?
Senior housing / Retirement Home - Move-in ready west-facing 55+ home with a private patio, bonus room, and four heat pump units plus assigned carport parking.
Where is this senior housing / retirement home located?
The property is located at 13381 El Dorado Drive Seal Beach, CA.
What is the asking price?
The asking price for this property is $380,800.
What are key features of this property?
This property features: 0.0344‑acre property built in 1963 with a 1,100 SF interior; Two bedrooms, one bathroom, plus an extra bonus room; Private west‑facing patio with a large walk‑in patio storage closet
