One-Bedroom Residential Income
For Sale
$269,000
13550 St. Andrews, Seal Beach, CA 90740
Seal Beach, CA
Property Size750 SF
Lot Size0.02 Acres
Price / SF$358.67
Days on Market59
Property Features for 13550 St. Andrews
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Laundry Room, Bathroom 1, Bedroom 1
Subdivision
Leisure World (LW)
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Striaght on Golden Rain Rd. Right on St. Andrews Unit 7 k is on the right
Standard status
Active
Size
750 SF
Lot size
0.02 Acres
Taxes and HOA fees
HOA Fee
$579 Monthly
Utilities
Sewer type
Public Sewer
Cooling system
Heat Pump
Water source
Public
Amenities
gym
swimming pool
golf course
health center
pharmacy
amphitheater
front porch
Building Details
Year built
1961
Floors in Building
1
Listing Agency:
Coldwell Banker Envision · Berkshire Hathaway HomeServices
(562) 594-0515
Listed By:
Patricia Kilian · License #01993562
(858) 242-0922
Added: Aug 7
Changed: Oct 4
Last Checked: Oct 4 at 1:06PM
MLS# PW26215284
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 750-square-foot, one-bedroom residence was built in 1961 and has been partially expanded. Interior updates include new flooring, fresh paint, and dual-pane windows. A front porch adds outdoor space, and the home includes one bathroom and a laundry room.
At 13550 St. Andrews in Seal Beach, the residence is across from the amphitheater. A gym, swimming pool, golf course, health center, and pharmacy are within a short walk. The property is identified as Mutual 12, Building 7K, and is served by public water and sewer.
At 13550 St. Andrews in Seal Beach, the residence is across from the amphitheater. A gym, swimming pool, golf course, health center, and pharmacy are within a short walk. The property is identified as Mutual 12, Building 7K, and is served by public water and sewer.
Key Highlights
- 750‑square‑foot residence with one bedroom and one bathroom
- Partially expanded home with a front porch
- New flooring, fresh interior paint, and dual‑pane windows
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
5.32%
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 5.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.9K
$220.4K – $293.9K
NOI $17,634 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
202
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 partially expanded residence includes a front porch and updated interior finishes.
Where is this residential income property located?
The property is located at 13550 St. Andrews Seal Beach, CA.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 750‑square‑foot residence with one bedroom and one bathroom; Partially expanded home with a front porch; New flooring, fresh interior paint, and dual‑pane windows
