Two-Bedroom Corner Income
For Sale
$369,000
Pending
1562 Golden Rain Road, Seal Beach, CA 90740
Seal Beach, CA
Property Size900 SF
Days on Market87
Property Features for 1562 Golden Rain Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1
Parking features
Assigned, Carport
Spa
1
Window features
Screens
Interior features
Laminate Counters, Built-in Features, Open Floorplan, Cathedral Ceiling(s)
Appliances
Electric Oven, Electric Cooktop, Built-In Range, Refrigerator, Dishwasher, Vented Exhaust Fan, Water Heater
Subdivision
Leisure World (LW)
Lot features
Corner Lot, Close to Clubhouse
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Straight through main gate, u-turn at Cedarcrest, right at Thunderbird, right at Merion and immediate right into the first carport. Building 44 will be 2nd on the right.
Standard status
Pending
Size
900 SF
Taxes and HOA fees
HOA Fee
$587 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Radiant
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
1
Flooring type
Laminate
Building materials
Concrete, Drywall Walls
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Carol Gasper · License #01276484
(562) 716-1547
Added: Jun 5
Changed: Aug 28
Last Checked: Aug 30 at 8:06AM
MLS# PW26121914
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.
Located at 1562 Golden Rain Road in Seal Beach, this 900-square-foot residential income property is a two-bedroom, two-bath corner unit built in 1960. The contemporary layout includes an open floor plan, cathedral ceiling(s), laminate flooring, a laundry room, and a large wraparound patio with new indoor/outdoor carpet.
The second bedroom offers two large opening windows, an art or office nook, and a bathroom with a walk-in shower. The primary bathroom includes a cutdown shower, skylight, and new laminate flooring. The kitchen features laminate counters, custom glass shelving, an electric oven, electric cooktop, built-in range, refrigerator, dishwasher, and vented exhaust fan. Assigned carport parking, public water, public sewer, radiant heating, and cable availability are included.
The second bedroom offers two large opening windows, an art or office nook, and a bathroom with a walk-in shower. The primary bathroom includes a cutdown shower, skylight, and new laminate flooring. The kitchen features laminate counters, custom glass shelving, an electric oven, electric cooktop, built-in range, refrigerator, dishwasher, and vented exhaust fan. Assigned carport parking, public water, public sewer, radiant heating, and cable availability are included.
Key Highlights
- 900 SF two‑bedroom, two‑bath corner unit
- Large wraparound patio with new indoor/outdoor carpet
- Second bedroom includes two large opening windows and an art or office nook
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
$17,178
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
4.66%
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%
$343,560
$343.6K
Cap Rate 7%
$245,400
$245.4K
Cap Rate 9%
$190,867
$190.9K
Market Conditions
NOI Build-Up for 900 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
$32.4K $36.00/SF
− Vacancy
−$1.2K −$1.30/SF
EGI
$31.2K $34.70/SF
− OpEx
−$14.1K −$15.62/SF
NOI
$17.2K $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%
$343,560
Cap Rate 7%
$245,400
Cap Rate 9%
$190,867
Alternative Uses
Best Use
Apartment 5plus
$245.4K
$214.7K – $286.3K
NOI $17,178 @ 7.0% cap · market cap 4.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$302.3K
$264.5K – $352.7K
NOI $21,160 @ 7.0% cap · market cap 5.73%
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 - Contemporary residential income unit with two bathrooms, assigned carport parking, and a wraparound patio.
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 $369,000.
What are key features of this property?
This property features: 900 SF two‑bedroom, two‑bath corner unit; Large wraparound patio with new indoor/outdoor carpet; Second bedroom includes two large opening windows and an art or office nook
