55+ Corner Co-Op
For Sale
$349,000
13361 El Dorado Drive, Seal Beach, CA 90740
Seal Beach, CA
Property Size750 SF
Lot Size0.03 Acres
Price / SF$465.33
Days on Market349
Property Features for 13361 El Dorado Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Laundry Room, Bedroom 2, Bathroom 1
Parking
1
Parking features
Carport, Assigned
Spa
1
Window features
Double Pane Windows
Appliances
Electric Water Heater, Electric Range, Electric Oven, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
High school
Los Alamitos
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
NW Corner of Oakmont and Eldorado, facing the western perimeter wall.
Special listing conditions
Probate Listing
Standard status
Active
Size
750 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$529 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating)
Cooling system
Ductless
Water source
Public
Building Details
Year built
1961
Floors in Building
1
Number of units
1
Roof type
Asphalt
Architectural style
Bungalow
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Craig Jaunzemis · License #02138070
(323) 595-4877
Added: Sep 9, 2025
Changed: Aug 20
Last Checked: Aug 23 at 4:06PM
MLS# PW26011100
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 Leisure World Mutual 8 bungalow is a secluded corner unit with an “open palette,” positioned for a buyer seeking a renovation opportunity. Existing improvements include a skylight, updated windows, and a functioning HVAC unit. A golf cart pad has also been installed. The kitchen countertop and kitchen sink are noted to be replaced with new standard items upon close of escrow. A carport is associated with unit 098-007.
Leisure World is a 55+ community with 24/7 guard and patrol service. Amenities mentioned in the offering include a new gym, new pool/spa, and new pickleball courts, along with five recreation clubhouses and game rooms. The community also operates a free golf course and hosts numerous free concerts and dances, with more than 200 active clubs.
The offering indicates strict financial requirements to enter and that co-op units are cash purchase only. Buyers are required to provide financial validations before acceptance and are responsible for their own due diligence, including reviewing the attached supplemental inspection report.
Leisure World is a 55+ community with 24/7 guard and patrol service. Amenities mentioned in the offering include a new gym, new pool/spa, and new pickleball courts, along with five recreation clubhouses and game rooms. The community also operates a free golf course and hosts numerous free concerts and dances, with more than 200 active clubs.
The offering indicates strict financial requirements to enter and that co-op units are cash purchase only. Buyers are required to provide financial validations before acceptance and are responsible for their own due diligence, including reviewing the attached supplemental inspection report.
Key Highlights
- Bungalow style home built in 1961
- Ductless heating and ductless cooling
- Appliances include electric range, electric oven, electric cooktop, dishwasher, and electric water heater
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
$14,315
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
4.10%
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%
$286,300
$286.3K
Cap Rate 7%
$204,500
$204.5K
Cap Rate 9%
$159,056
$159.1K
Market Conditions
NOI Build-Up for 750 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
$27.0K $36.00/SF
− Vacancy
−$972 −$1.30/SF
EGI
$26.0K $34.70/SF
− OpEx
−$11.7K −$15.62/SF
NOI
$14.3K $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%
$286,300
Cap Rate 7%
$204,500
Cap Rate 9%
$159,056
Alternative Uses
Best Use
Apartment 5plus
$204.5K
$178.9K – $238.6K
NOI $14,315 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.9K
$220.4K – $293.9K
NOI $17,634 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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?
Single family property - Secluded corner bungalow in Leisure World Mutual 8 with updated windows, functioning HVAC, and skylight.
Where is this single family property located?
The property is located at 13361 El Dorado Drive Seal Beach, CA.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Bungalow style home built in 1961; Ductless heating and ductless cooling; Appliances include electric range, electric oven, electric cooktop, dishwasher, and electric water heater
