Atrium Residential Income
For Sale
$424,000
Pending
13120 Del Monte Drive, Seal Beach, CA 90740
Seal Beach, CA
Property Size1,150 SF
Lot Size0.03 Acres
Days on Market121
Property Features for 13120 Del Monte Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 1
Parking
1
Parking features
Gated, Assigned, Carport
Spa
1
Window features
Skylight(s), Plantation Shutters
Interior features
Laminate Counters, Ceiling Fan(s)
Exterior features
Awning(s)
Appliances
Water Heater, Disposal, Microwave, 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
From main gate, take a quick right onto Del Monte Dr... Unit is on the corner of Del Monte and St. John Rd.. carport is #13, space #3.
Standard status
Pending
APN
94734963
Size
1,150 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$613 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
golf course
pickle-ball
bocce ball
pool
spa
gym
open-air amphitheater
clubhouses
Building Details
Year built
1963
Floors in Building
1
Flooring type
Laminate
Building materials
Stucco, Block
Roof type
Composition
Architectural style
Bungalow, Modern
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Gina Rojas · License #02111452
(562) 533-3190
Added: May 8
Changed: Sep 2
Last Checked: Sep 5 at 1:06AM
MLS# PW26100542
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, two-bedroom, one-bath residence includes an interior atrium with a large skylight, a covered entry patio, and a secure screen door. Laminate flooring and paint extend throughout the home. The kitchen has laminate counters, an over-the-range microwave, refrigerator, electric wall oven, and cooktop. A ceiling fan serves the dining and living areas, while a heat pump provides cooling. The bathroom includes two vanity counters with separate sinks and a tub-shower combination.
Built in 1963, the home has assigned gated carport parking at Building 13, Space 3, plus drive-up parking on two sides. The property is within Leisure World, a private guard-gated 55+ community with a par 3 golf course, pickleball and bocce ball facilities, pool and spa, gym, five clubhouses, and an open-air amphitheater. The beach and Seal Beach Pier are approximately 1.5 miles away.
Built in 1963, the home has assigned gated carport parking at Building 13, Space 3, plus drive-up parking on two sides. The property is within Leisure World, a private guard-gated 55+ community with a par 3 golf course, pickleball and bocce ball facilities, pool and spa, gym, five clubhouses, and an open-air amphitheater. The beach and Seal Beach Pier are approximately 1.5 miles away.
Key Highlights
- 1,150‑square‑foot two‑bedroom, one‑bath residence
- Interior atrium with a large skylight
- Laminate flooring and paint throughout
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
5.18%
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 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.3K
$338.0K – $450.6K
NOI $27,038 @ 7.0% cap · market cap 6.38%
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
614
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 - Two-bedroom home with an interior atrium, updated finishes, assigned carport parking, and access to a 55+ gated community.
Where is this residential income property located?
The property is located at 13120 Del Monte Drive Seal Beach, CA.
What is the asking price?
The asking price for this property is $424,000.
What are key features of this property?
This property features: 1,150‑square‑foot two‑bedroom, one‑bath residence; Interior atrium with a large skylight; Laminate flooring and paint throughout
