Residential Income Property with Screened
For Sale
Under Contract
$439,000
1460 Pelham Road, Seal Beach, CA 90740
Seal Beach, CA
Property Size1,100 SF
Price / SF$399.09
Days on Market49
Property Features for 1460 Pelham Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Kitchen, Bedroom 1, Bathroom 1, Laundry Room, Bedroom 2
Parking
1
Parking features
Carport
Spa
1
Patio and Porch features
Porch
Interior features
Open Floorplan, Storage
Appliances
Refrigerator, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Corner Lot, Close to Clubhouse
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Inside Leisure World 405 Fwy to Seal Beach Blvd
Standard status
Active Under Contract
APN
94729606
Size
1,100 SF
Taxes and HOA fees
HOA Fee
$571 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
central air conditioning
walk-in shower
in-unit laundry
screened-in porch
solar tubes
exterior storage closet
Building Details
Year built
1962
Floors in Building
1
Flooring type
Laminate
Additional Structures
Storage
Listing Agency:
Vista Sotheby's International Realty
(310) 546-7611
Listed By:
Michelle Abel · License #02164064
(310) 500-5259
Added: Jul 19
Changed: Sep 3
Last Checked: Sep 5 at 5:06PM
MLS# SB26150443
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 expanded corner unit in Mutual 5 at Leisure World Seal Beach provides 1,100 square feet with an open arrangement connecting the kitchen and living area. The home includes two bedrooms, a bathroom with a walk-in shower, laminate flooring, central heating and cooling, and an in-unit laundry area. Two solar tubes bring natural light into the kitchen and bathroom. A screened porch extends the usable living area, while the exterior patio storage closet adds practical space. The property also includes a carport, refrigerator, dishwasher, and electric cooktop.
The home is positioned near Leisure World's main clubhouse, Health Care Center, post office, amphitheater, weekly food trucks, and market. Public water and public sewer serve the property. Leisure World is identified as an active 55+ adult community in Seal Beach.
The home is positioned near Leisure World's main clubhouse, Health Care Center, post office, amphitheater, weekly food trucks, and market. Public water and public sewer serve the property. Leisure World is identified as an active 55+ adult community in Seal Beach.
Key Highlights
- 1,100‑square‑foot expanded corner unit in Mutual 5 at Leisure World Seal Beach
- Oversized screened porch with bug- and mosquito‑resistant screens
- Open kitchen and living area with two solar tubes
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
4.78%
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 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$369.5K
$323.3K – $431.1K
NOI $25,863 @ 7.0% cap · market cap 5.89%
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
455
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 corner residence offers open living space, central air, and in-unit laundry within a 55+ community.
Where is this residential income property located?
The property is located at 1460 Pelham Road Seal Beach, CA.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: 1,100‑square‑foot expanded corner unit in Mutual 5 at Leisure World Seal Beach; Oversized screened porch with bug- and mosquito‑resistant screens; Open kitchen and living area with two solar tubes
