Residential Income Property with
For Sale
$309,000
1221 Oakmont, Seal Beach, CA 90740
Seal Beach, CA
Property Size750 SF
Price / SF$412
Days on Market72
Property Features for 1221 Oakmont
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Laundry Room, Bathroom 1, Kitchen, Bedroom 2
Parking
1
Parking features
Carport
Subdivision
Leisure World (LW)
View
Park
Elementary school district
Seal Beach Unified
Middle school district
Seal Beach Unified
High school district
Seal Beach Unified
Directions
Golden Rain Road - Right on St. Andrews - Left on Oakmont
Standard status
Active
Size
750 SF
Taxes and HOA fees
HOA Fee
$571 Monthly
Utilities
Sewer type
Public Sewer
Cooling system
Heat Pump
Water source
Public
Amenities
skylights
patio
heat pump
window coverings
laundry facilities
assigned carport
Clubhouse 2
nine-hole par-3 golf course
swimming pool
Jacuzzi
fitness center
pickleball
bocce ball
shuffleboard
billiards
woodworking shop
arts and crafts studios
community garden
sewing room
amphitheater
library
health care center
social clubs
exercise classes
community transportation
Building Details
Year built
1963
Floors in Building
1
Number of units
1
Listing Agency:
Estate Properties
(310) 831-0222
Listed By:
Melissa Resich · License #01735412
(310) 427-9969
Added: Jun 22
Changed: Sep 1
Last Checked: Sep 1 at 6:06PM
MLS# PV26107964
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 750-square-foot, 2-bedroom, 1-bath residence includes skylights, a spacious patio, window coverings, and a heat pump serving both heating and air conditioning. The layout includes a kitchen, laundry room, and two bedrooms, with public water and public sewer. A carport provides assigned parking, while planned work includes new kitchen and bathroom countertops and replacement skylights in the kitchen, bathroom, and patio.
The home is within Leisure World Seal Beach, a gated 55+ community with access to Clubhouse 2, laundry facilities, a nine-hole par-3 golf course, swimming pool, fitness center, pickleball, bocce ball, shuffleboard, billiards, arts and crafts studios, a library, health care center, and community transportation. Built in 1963, the property can be enjoyed in its current condition or updated to suit individual preferences.
The home is within Leisure World Seal Beach, a gated 55+ community with access to Clubhouse 2, laundry facilities, a nine-hole par-3 golf course, swimming pool, fitness center, pickleball, bocce ball, shuffleboard, billiards, arts and crafts studios, a library, health care center, and community transportation. Built in 1963, the property can be enjoyed in its current condition or updated to suit individual preferences.
Key Highlights
- 750 square feet with 2 bedrooms and 1 bath
- Spacious patio extends the living area outdoors
- Skylights provide natural light throughout the home
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
$14,315
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
4.63%
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%
$286,300
$286.3K
Cap Rate 7%
$204,500
$204.5K
Cap Rate 9%
$159,056
$159.1K
Market Conditions
NOI Build-Up for 750 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
$27.0K $36.00/SF
− Vacancy
−$972 −$1.30/SF
EGI
$26.0K $34.70/SF
− OpEx
−$11.7K −$15.62/SF
NOI
$14.3K $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%
$286,300
Cap Rate 7%
$204,500
Cap Rate 9%
$159,056
Alternative Uses
Best Use
Apartment 5plus
$204.5K
$178.9K – $238.6K
NOI $14,315 @ 7.0% cap · market cap 4.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.9K
$220.4K – $293.9K
NOI $17,634 @ 7.0% cap · market cap 5.71%
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
167
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 - Light-filled home with outdoor living space, heat-pump climate control, carport parking, and access to a gated 55+ community.
Where is this residential income property located?
The property is located at 1221 Oakmont Seal Beach, CA.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: 750 square feet with 2 bedrooms and 1 bath; Spacious patio extends the living area outdoors; Skylights provide natural light throughout the home
