Two-Bedroom Senior Housing
For Sale
$275,000
14046 Lake Side Drive 108, La Mirada, CA 90638
Open kitchen-family room layout with a ramp serving the patio and home entrance.
Property Size1,440 SF
Price / SF$190.97
Days on Market10
Property Features for 14046 Lake Side Drive 108
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Manufactured In Park
Amenities
Large Clubhouse
Beautiful Lake
pool
patio
ramp
Listing Agency:
Eva Raleigh, Broker
(714) 632-1646
Listed By:
Eva Raleigh · License #01826907
(714) 632-1646
Source:
Tfregroup
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 25 at 9:59AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Eva Raleigh, Broker
Investment Insights
Based on property information with market context.
This residence is located within a 55+ senior park community and offers two bedrooms and two bathrooms. The interior includes an open kitchen and family room, a separate living room, a large primary bedroom, and a primary bathroom with a walk-in tub. A second bedroom adds flexible space for residents or guests.
The home includes a long patio with ramp access to both the patio and entrance. It sits along a green belt and is within a short walk of the community lake, clubhouse, and pool. The community also features a clubhouse overlooking the lake entrance.
The home includes a long patio with ramp access to both the patio and entrance. It sits along a green belt and is within a short walk of the community lake, clubhouse, and pool. The community also features a clubhouse overlooking the lake entrance.
Key Highlights
- Two‑bedroom, two‑bath residence in a 55+ senior park community
- Open kitchen and family room plus a separate living room
- Primary bathroom includes a walk‑in tub
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
$23,171
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
8.43%
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%
$463,420
$463.4K
Cap Rate 7%
$331,014
$331.0K
Cap Rate 9%
$257,456
$257.5K
Market Conditions
NOI Build-Up for 1,440 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
$45.8K $31.80/SF
− Vacancy
−$3.7K −$2.54/SF
EGI
$42.1K $29.26/SF
− OpEx
−$19.0K −$13.17/SF
NOI
$23.2K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /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%
$463,420
Cap Rate 7%
$331,014
Cap Rate 9%
$257,456
Alternative Uses
Best Use
Apartment 5plus
$331.0K
$289.6K – $386.2K
NOI $23,171 @ 7.0% cap · market cap 8.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$771.0K
$674.6K – $899.5K
NOI $53,968 @ 7.0% cap · market cap 19.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
536
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90638, CA
46,967
Population
15,459
Households
3
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
7.7 sq mi
ZIP Area
6,100
Density / Sq Mi
$110,606
Median Household Income
$54,235
Median Earnings
$2,052
Median Rent
$765,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Open kitchen-family room layout with a ramp serving the patio and home entrance.
Where is this senior housing / retirement home located?
The property is located at 14046 Lake Side Drive 108 La Mirada, CA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bath residence in a 55+ senior park community; Open kitchen and family room plus a separate living room; Primary bathroom includes a walk‑in tub
