Ranch-Style Mutual
For Sale
$239,000
1260 Oakmont Road, Seal Beach, CA 90740
MULTI_FAMILY - Ranch - Seal Beach, CA
Property Size600 SF
Lot Size0.02 Acres
Price / SF$398.33
Days on Market65
Property Features for 1260 Oakmont Road
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Laundry Room, Kitchen, Bathroom 1
Parking
1
Parking features
Carport
Patio and Porch features
Patio
Interior features
Built-in Features, High Ceilings, Open Floorplan, Storage, Cathedral Ceiling(s)
Appliances
Water Heater, Refrigerator, Electric Oven, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Near Public Transit
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
In at main gate, ask for map.
Standard status
Active
Size
600 SF
Lot size
0.02 Acres
Taxes and HOA fees
HOA Fee
$672 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating), Heat Pump (Heating)
Cooling system
Ductless, Heat Pump
Water source
Public
Amenities
resort-style amenities
24-hour live gated security
golf
pool
fitness facilities
sport courts
RV lot
community garden plots
summer concert series
clubs
social activities
Building Details
Year built
1962
Floors in Building
1
Number of units
1
Flooring type
Laminate, Vinyl
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
Circle Real Estate
(562) 521-9022
Listed By:
Richard Daskam · License #01091037
(562) 857-1965
Added: Jun 17
Changed: Aug 19
Last Checked: Aug 20 at 12:06AM
MLS# PW26132380
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 in Seal Beach, this Mutual 6 unit includes a one-bedroom, one-bath ranch-style home with drive-up access and close guest parking. Unit access features a large screened-in, private patio that opens into the interior. Inside, you’ll find vinyl wood-look laminate flooring throughout and a spacious living area highlighted by newer skylights with motorized openers.
The home is equipped with a dual air conditioning system, with one unit for the living room and another for the bedroom. The remodeled bathroom includes an updated walk-in shower with a low-entry lip. Outside, the patio is gated and screened in and includes an enclosed, lockable storage room. The listing also notes that not all Mutuals allow the addition of outside storage.
Additional details include an assigned covered parking space with both upper and lower storage, along with access to Leisure World amenities such as 24-hour live gated security, golf, pool, fitness facilities, sport courts, an RV lot, community garden plots, and a summer concert series. HOA fees are noted as a combination of Mutual 6 fees and Golden Rain Foundation fees.
The home is equipped with a dual air conditioning system, with one unit for the living room and another for the bedroom. The remodeled bathroom includes an updated walk-in shower with a low-entry lip. Outside, the patio is gated and screened in and includes an enclosed, lockable storage room. The listing also notes that not all Mutuals allow the addition of outside storage.
Additional details include an assigned covered parking space with both upper and lower storage, along with access to Leisure World amenities such as 24-hour live gated security, golf, pool, fitness facilities, sport courts, an RV lot, community garden plots, and a summer concert series. HOA fees are noted as a combination of Mutual 6 fees and Golden Rain Foundation fees.
Key Highlights
- Updated 1‑bedroom, 1‑bath ranch home in Mutual 6 at Leisure World Seal Beach (parking #34).
- Drive‑up access directly from the street with convenient access to the North Gate.
- Dual ductless systems: heat pump heating and separate ductless cooling for the living room and bedroom.
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
$11,452
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
4.79%
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%
$229,040
$229.0K
Cap Rate 7%
$163,600
$163.6K
Cap Rate 9%
$127,244
$127.2K
Market Conditions
NOI Build-Up for 600 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
$21.6K $36.00/SF
− Vacancy
−$778 −$1.30/SF
EGI
$20.8K $34.70/SF
− OpEx
−$9.4K −$15.62/SF
NOI
$11.5K $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%
$229,040
Cap Rate 7%
$163,600
Cap Rate 9%
$127,244
Alternative Uses
Best Use
Apartment 5plus
$163.6K
$143.2K – $190.9K
NOI $11,452 @ 7.0% cap · market cap 4.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.5K
$176.3K – $235.1K
NOI $14,107 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Drive-up access to a one-bedroom home with a gated, screened private patio and assigned covered parking.
Where is this single family property located?
The property is located at 1260 Oakmont Road Seal Beach, CA.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: Updated 1‑bedroom, 1‑bath ranch home in Mutual 6 at Leisure World Seal Beach (parking #34).; Drive‑up access directly from the street with convenient access to the North Gate.; Dual ductless systems: heat pump heating and separate ductless cooling for the living room and bedroom.
