Two-Bedroom Residential Income
For Sale
$325,000
1562 Golden Rain Road, Seal Beach, CA 90740
MULTI_FAMILY - Contemporary, Bungalow - Seal Beach, CA
Property Size809 SF
Lot Size0.03 Acres
Price / SF$401.73
Days on Market84
Property Features for 1562 Golden Rain Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Laundry Room
Parking
1
Parking features
Carport, Gated, Assigned
Spa
1
Interior features
Laminate Counters
Appliances
Water Heater, Disposal, Refrigerator, Electric Oven, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Landscaped
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Straight from main gate, pass St. Andrews Dr., at Cedarcrest make a U-Turn, right on Thunderbird, right on Merion Way... quick right into Carport area. Building is on the right. Carport # 38 space 3.
Standard status
Active
APN
94727239
Size
809 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$587 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
par 3 golf
pool
gym
pickleball court
bocce ball court
open-air amphitheater
clubhouses
covered patio
gated community
Building Details
Year built
1963
Floors in Building
1
Flooring type
Laminate, Carpet
Building materials
Concrete, Stucco, Block
Roof type
Asphalt
Architectural style
Contemporary, Bungalow
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Gina Rojas · License #02111452
(562) 533-3190
Added: May 29
Changed: Aug 18
Last Checked: Aug 20 at 3:06AM
MLS# PW26112940
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 residential income condo in Leisure World is a light and bright, move-in ready two-bedroom, one-bath home built in 1963. Interior finishes include carpet and laminate flooring, with laminate counters in the kitchen and bathroom. The kitchen features laminate countertops, an electric cooktop, an electric oven, and a drop-in sink with an upgraded faucet. In the bathroom, skylights add additional natural light, and there is a cut-down glass enclosed shower. Central heat and central air support year-round comfort.
Outside, enjoy a covered L-shaped patio with views of green space and trees. The patio includes a large walk-in patio storage closet for outdoor storage, and the unit is described as south-west facing with breezes. Parking is provided in building 38 (space 3) with a carport, gated access, and assigned parking.
Leisure World is a 55+ senior community that is guard gated, offering amenities including a par 3 golf course, a new pool, a state-of-the-art gym, pickleball and bocce ball courts, an open-air amphitheater for live entertainment, and six clubhouses. The property is about 1.5 miles from the beach and the Seal Beach Pier. Public water and public sewer are available, and the roof is asphalt.
The home sits on a 0.0298-acre lot and totals 809 square feet.
Outside, enjoy a covered L-shaped patio with views of green space and trees. The patio includes a large walk-in patio storage closet for outdoor storage, and the unit is described as south-west facing with breezes. Parking is provided in building 38 (space 3) with a carport, gated access, and assigned parking.
Leisure World is a 55+ senior community that is guard gated, offering amenities including a par 3 golf course, a new pool, a state-of-the-art gym, pickleball and bocce ball courts, an open-air amphitheater for live entertainment, and six clubhouses. The property is about 1.5 miles from the beach and the Seal Beach Pier. Public water and public sewer are available, and the roof is asphalt.
The home sits on a 0.0298-acre lot and totals 809 square feet.
Key Highlights
- 0.0298‑acre lot with 809 SF under roof
- Built in 1963 with concrete, stucco, and block construction
- Central heat and central air for year‑round comfort
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
$15,442
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
4.75%
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%
$308,840
$308.8K
Cap Rate 7%
$220,600
$220.6K
Cap Rate 9%
$171,578
$171.6K
Market Conditions
NOI Build-Up for 809 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
$29.1K $36.00/SF
− Vacancy
−$1.0K −$1.30/SF
EGI
$28.1K $34.70/SF
− OpEx
−$12.6K −$15.62/SF
NOI
$15.4K $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%
$308,840
Cap Rate 7%
$220,600
Cap Rate 9%
$171,578
Alternative Uses
Best Use
Apartment 5plus
$220.6K
$193.0K – $257.4K
NOI $15,442 @ 7.0% cap · market cap 4.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$271.7K
$237.8K – $317.0K
NOI $19,021 @ 7.0% cap · market cap 5.85%
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
472
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 - Move-in ready two-bedroom, one-bath home with central heat and central air in a 55+ guard-gated community.
Where is this residential income property located?
The property is located at 1562 Golden Rain Road 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: 0.0298‑acre lot with 809 SF under roof; Built in 1963 with concrete, stucco, and block construction; Central heat and central air for year‑round comfort
