Two-Bedroom Residential Income
For Sale
$539,000
13280 El Dorado DR 189D, Seal Beach, CA 90740
Seal Beach, CA
Property Size1,150 SF
Lot Size10,870.00 Acres
Price / SF$468.70
Days on Market17
Property Features for 13280 El Dorado DR 189D
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Laundry Room, Bathroom 1
Parking
1
Parking features
Assigned, Covered, Carport
Spa
1
Window features
Plantation Shutters, Double Pane Windows
Interior features
Open Floorplan
Exterior features
Rain Gutters
Fireplace
1
Appliances
Disposal, Microwave, Dishwasher
Subdivision
Leisure World (LW)
Lot features
Level with Street, Greenbelt
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
from main leisure world entrance; continue straight until El Dorado Dr and turn right. Once you cross Oakmont continue until slight bend in the road. See the bench and free book library? Walk past and find the building and you're therer.
Standard status
Active
APN
94732005
Size
1,150 SF
Lot size
10,870.00 Acres
Taxes and HOA fees
HOA Fee
$533 Monthly
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
laundry inside
Building Details
Year built
1962
Floors in Building
1
Flooring type
Wood, Laminate
Building materials
Stucco, Drywall Walls
Roof type
Composition, Shingle
Architectural style
Other
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
John Spiegel · License #01218264
(562) 843-5233
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 30 at 6:06AM
MLS# PW26178541
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 unit at 13280 El Dorado DR 189D includes two bedrooms, one bathroom, an interior laundry room, and an open floor plan. Separate living and dining areas provide distinct spaces within the residence. Wood and laminate flooring, central heating and cooling, and a kitchen equipped with a disposal, microwave, and dishwasher are included. The property also has a fireplace, spa, covered assigned carport parking, composition shingle roofing, stucco and drywall construction, and public water service.
The unit overlooks a greenway area with butterfly bushes. Built in 1962, the residence also includes rain gutters and central air conditioning.
The unit overlooks a greenway area with butterfly bushes. Built in 1962, the residence also includes rain gutters and central air conditioning.
Key Highlights
- 1,150‑square‑foot unit with two bedrooms and one bathroom
- Interior laundry room and separate living and dining areas
- Greenway outlook with butterfly bushes
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
4.07%
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 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.3K
$338.0K – $450.6K
NOI $27,038 @ 7.0% cap · market cap 5.02%
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 - The unit features an open layout with distinct living and dining areas, interior laundry, and a greenway outlook.
Where is this residential income property located?
The property is located at 13280 El Dorado DR 189D Seal Beach, CA.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 1,150‑square‑foot unit with two bedrooms and one bathroom; Interior laundry room and separate living and dining areas; Greenway outlook with butterfly bushes
