Modernized Residential Income
For Sale
$715,000
1080 Brookline Road, Seal Beach, CA 90740
Seal Beach, CA
Property Size1,150 SF
Price / SF$621.74
Days on Market10
Property Features for 1080 Brookline Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 1, Laundry Room
Parking features
Assigned, Carport
Spa
1
Window features
Skylight(s), Double Pane Windows, Screens
Interior features
Quartz Counters, Built-in Features, Pantry, Open Floorplan, Cathedral Ceiling(s)
Fireplace
1
Appliances
Disposal, Refrigerator, Ice Maker, Electric Oven, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Immediate right after entering main gate, talk all the way around to Oak Hills, make a right and follow around to Brookline, left and immediate right at carports. Follow carport around and park by building 213.
Standard status
Active
Size
1,150 SF
Taxes and HOA fees
HOA Fee
$596 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
9 Hole Golf Course
Swimming Pool
Jacuzzi
Gym
Table Tennis
Shuffle Board
Billiards
Pickle Ball
Bocce Ball courts
Amphitheater
6 Clubhouses
Art Room
Sewing
Crafts
Wood Shops
Lapidary
Pool Tables
Over 200 Clubs
Security Guard-Gated Community
Library
Friends of Library Bookstore
Credit Union
Health Care Center
Pharmacy
Post Office
Central HVAC
Building Details
Year built
1960
Floors in Building
1
Number of units
1
Flooring type
Vinyl
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: Aug 27
Changed: Sep 3
Last Checked: Sep 5 at 5:06AM
MLS# PW26188222
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 1,150-square-foot residential income property in Mutual 9 was built in 1960 and substantially updated with a contemporary interior. The layout includes two bedrooms, two bathrooms, a reworked living area with fireplace, and a separate laundry room. Interior details include quartz counters, a large kitchen island, stainless steel appliances, custom bathroom vanities, glass-enclosed showers, a walk-in closet, recessed lighting, cathedral ceilings, and vinyl flooring. Central heating and central air serve the home, while assigned carport parking is provided at 1080 Brookline Road.
The property is located in a security guard-gated senior community with a 9-hole golf course, swimming pool, jacuzzi, gym, and courts for table tennis, shuffleboard, pickleball, and bocce ball. Community facilities also include six clubhouses, an amphitheater, library, bookstore, credit union, health care center, pharmacy, and post office. Public water and sewer are available, along with cable service.
The property is located in a security guard-gated senior community with a 9-hole golf course, swimming pool, jacuzzi, gym, and courts for table tennis, shuffleboard, pickleball, and bocce ball. Community facilities also include six clubhouses, an amphitheater, library, bookstore, credit union, health care center, pharmacy, and post office. Public water and sewer are available, along with cable service.
Key Highlights
- 1,150‑square‑foot property with 2 bedrooms and 2 bathrooms
- Updated kitchen with quartz counters, oversized island, stainless steel appliances, and abundant cabinetry
- Primary suite includes a walk‑in closet and glass‑enclosed shower
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
$21,950
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
3.07%
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%
$439,000
$439.0K
Cap Rate 7%
$313,571
$313.6K
Cap Rate 9%
$243,889
$243.9K
Market Conditions
NOI Build-Up for 1,150 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
$41.4K $36.00/SF
− Vacancy
−$1.5K −$1.30/SF
EGI
$39.9K $34.70/SF
− OpEx
−$18.0K −$15.62/SF
NOI
$22.0K $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%
$439,000
Cap Rate 7%
$313,571
Cap Rate 9%
$243,889
Alternative Uses
Best Use
Apartment 5plus
$313.6K
$274.4K – $365.8K
NOI $21,950 @ 7.0% cap · market cap 3.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.3K
$338.0K – $450.6K
NOI $27,038 @ 7.0% cap · market cap 3.78%
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
165
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 - Reconfigured residence with quartz finishes, central HVAC, dedicated laundry, and access to extensive senior-community amenities.
Where is this residential income property located?
The property is located at 1080 Brookline Road Seal Beach, CA.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: 1,150‑square‑foot property with 2 bedrooms and 2 bathrooms; Updated kitchen with quartz counters, oversized island, stainless steel appliances, and abundant cabinetry; Primary suite includes a walk‑in closet and glass‑enclosed shower
