Residential Income Property with
For Sale
Under Contract
$240,000
13340 El Dorado Dr M8190j, Seal Beach, CA 90740
Seal Beach, CA
Property Size600 SF
Lot Size0.01 Acres
Price / SF$400
Days on Market51
Property Features for 13340 El Dorado Dr M8190j
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Laundry Room, Bedroom 1
Parking
1
Parking features
Assigned, Carport, Covered
Interior features
High Ceilings, Sump Pump, Storage
Fireplace
1
Appliances
Water Heater, Electric Water Heater, Built-In Range, Refrigerator, Electric Cooktop
Subdivision
Leisure World (LW)
View
Park
High school
Los Alamitos
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Enter Main gate and go to traffic lights. Turn right onto St Andrews and left on Norwood
Standard status
Active Under Contract
Size
600 SF
Lot size
0.01 Acres
Taxes and HOA fees
HOA Fee
$450 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
green belt
storage room
patio
skylights
Building Details
Year built
1975
Floors in Building
1
Flooring type
Laminate
Additional Structures
Storage
Listing Agency:
Coldwell Banker Envision · Berkshire Hathaway HomeServices
(562) 594-0515
Listed By:
Hanna Rubinstein · License #01308588
(562) 900-4243
Added: Jul 14
Changed: Sep 1
Last Checked: Sep 2 at 4:06PM
MLS# PW26153780
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 600-square-foot residential income property in Leisure World was built in 1975 and offers a compact home layout with one bedroom, one bathroom, and a laundry room. Laminate flooring, high ceilings, two skylights, and a heat pump serving heating and cooling are among the interior features. The bathroom has been upgraded, while the kitchen includes a built-in range, electric cooktop, refrigerator, and water heater.
A sliding door connects the bedroom with the patio, which also provides access to a spacious storage room. The home is positioned near a small green belt and close to assigned covered parking and clubhouses. Public water and public sewer serve the property, and parking includes a carport.
A sliding door connects the bedroom with the patio, which also provides access to a spacious storage room. The home is positioned near a small green belt and close to assigned covered parking and clubhouses. Public water and public sewer serve the property, and parking includes a carport.
Key Highlights
- 600 square feet with one bedroom, one bathroom, and a laundry room
- Upgraded bathroom with two skylights
- Bedroom opens directly to the patio through a sliding door
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
4.77%
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 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.5K
$176.3K – $235.1K
NOI $14,107 @ 7.0% cap · market cap 5.88%
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 - Fresh flooring, an upgraded bathroom, patio storage, and covered assigned parking add practical features to this Seal Beach home.
Where is this residential income property located?
The property is located at 13340 El Dorado Dr M8190j Seal Beach, CA.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: 600 square feet with one bedroom, one bathroom, and a laundry room; Upgraded bathroom with two skylights; Bedroom opens directly to the patio through a sliding door
