Expanded Residential Income
New
For Sale
$399,000
13170 Southport Lane, Seal Beach, CA 90740
Seal Beach, CA
Property Size950 SF
Price / SF$420
Days on Market3
Property Features for 13170 Southport Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Laundry Room, Bedroom 2, Living Room, Bathroom 1
Parking features
Assigned, Carport
Spa
1
Window features
Double Pane Windows, Skylight(s), Screens
Interior features
Built-in Features, Ceiling Fan(s), Open Floorplan, Storage, Cathedral Ceiling(s), Granite Counters
Appliances
Disposal, Microwave, Refrigerator, Electric Oven, Freezer, 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, take all away around til you get to Southport, make left at the end of the street make left and park at the end of carports. Park in front of building 167 and walk behind building.
Standard status
Active
Size
950 SF
Taxes and HOA fees
HOA Fee
$558 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Radiant
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
1
Flooring type
Laminate
Building materials
Drywall Walls
Roof type
Composition
Architectural style
Contemporary
Additional Structures
Storage
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Carol Gasper · License #01276484
(562) 716-1547
Added: Sep 14
Last Checked: Sep 16 at 2:06AM
MLS# PW26201064
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 950-square-foot residential income property in Mutual 7 offers a partially expanded two-bedroom, one-bath layout with a private entrance. The home includes an enclosed patio with a skylight and storage, an expanded living room, laminate flooring, double-pane windows, and a heat pump for heating and cooling. The remodeled kitchen features custom white cabinetry, granite counters, a seating island, skylight, and full-size appliances including a stove, microwave, and dishwasher.
Two bedrooms include custom closet doors, while additional flex space can accommodate office, guest, or craft use. The bathroom has a glass-enclosed walk-in shower and skylight. Assigned parking and a carport are provided, along with a golf cart. Public water and sewer serve the property, which was built in 1960.
Two bedrooms include custom closet doors, while additional flex space can accommodate office, guest, or craft use. The bathroom has a glass-enclosed walk-in shower and skylight. Assigned parking and a carport are provided, along with a golf cart. Public water and sewer serve the property, which was built in 1960.
Key Highlights
- 950‑square‑foot partially expanded two‑bedroom, one‑bath residence
- Private entrance opens to an enclosed patio with skylight and storage
- Remodeled kitchen with granite counters, custom cabinetry, island, and full‑size appliances
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
$18,133
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
4.54%
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%
$362,660
$362.7K
Cap Rate 7%
$259,043
$259.0K
Cap Rate 9%
$201,478
$201.5K
Market Conditions
NOI Build-Up for 950 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
$34.2K $36.00/SF
− Vacancy
−$1.2K −$1.30/SF
EGI
$33.0K $34.70/SF
− OpEx
−$14.8K −$15.62/SF
NOI
$18.1K $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%
$362,660
Cap Rate 7%
$259,043
Cap Rate 9%
$201,478
Alternative Uses
Best Use
Apartment 5plus
$259.0K
$226.7K – $302.2K
NOI $18,133 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$319.1K
$279.2K – $372.3K
NOI $22,336 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
168
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated two-bedroom residence with a private entry, enclosed patio, flexible bonus space, and included golf cart.
Where is this residential income property located?
The property is located at 13170 Southport Lane Seal Beach, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 950‑square‑foot partially expanded two‑bedroom, one‑bath residence; Private entrance opens to an enclosed patio with skylight and storage; Remodeled kitchen with granite counters, custom cabinetry, island, and full‑size appliances
