2-Bedroom Patio Home with
For Sale
$329,000
13660 El Dorado Drive W, Seal Beach, CA 90740
Seal Beach, CA
Property Size750 SF
Price / SF$438.67
Days on Market168
Property Features for 13660 El Dorado Drive W
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Bedroom 2, Laundry Room, Bedroom 1
Parking features
Carport, Assigned
Spa
1
Window features
Skylight(s), Drapes, Double Pane Windows
Patio and Porch features
Porch
Interior features
Laminate Counters, Built-in Features, Storage, Cathedral Ceiling(s)
Exterior features
Rain Gutters
Appliances
Disposal, Electric Water Heater, Built-In Range, Electric Oven, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Close to Clubhouse
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Straight through main gate, right on El Dorado building will be down on the right just past Clubhouse.
Standard status
Active
Size
750 SF
Taxes and HOA fees
HOA Fee
$619 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Radiant
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
1
Flooring type
Laminate, Tile, Vinyl
Building materials
Concrete, Drywall Walls
Roof type
Composition
Architectural style
Contemporary
Additional Structures
Storage
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Carol Gasper · License #01276484
(562) 716-1547
Added: Mar 16
Changed: Aug 28
Last Checked: Aug 30 at 12:06PM
MLS# PW26053798
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 contemporary 2-bedroom, 1-bath home at 13660 El Dorado Drive W, Seal Beach, CA features a tucked-away patio with tile flooring and an overhead skylight. The patio area includes a large storage closet on one side and wall-to-wall custom closets on the other, helping keep everyday space organized. Inside, the home combines laminate and tile flooring, and is equipped with triple-pane windows throughout.
The kitchen features immaculate original cabinetry and a skylight that brings in natural light. The bathroom includes a seated shower and an operable skylight for ventilation.
The home also offers southwest exposure, supporting bright interior light throughout the day.
The kitchen features immaculate original cabinetry and a skylight that brings in natural light. The bathroom includes a seated shower and an operable skylight for ventilation.
The home also offers southwest exposure, supporting bright interior light throughout the day.
Key Highlights
- 2‑bedroom, 1‑bath contemporary home built in 1960 with a private‑setting patio and exceptional storage features
- Radiant heating plus triple‑pane windows throughout for added comfort and efficiency
- Well‑maintained kitchen with original cabinetry; includes built‑in range, electric oven, electric cooktop, and disposal
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
4.35%
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 4.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.9K
$220.4K – $293.9K
NOI $17,634 @ 7.0% cap · market cap 5.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
218
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 - 2-bedroom, 1-bath home with tiled patio, skylights, triple-pane windows, and custom storage closets.
Where is this single family property located?
The property is located at 13660 El Dorado Drive W Seal Beach, CA.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: 2‑bedroom, 1‑bath contemporary home built in 1960 with a private‑setting patio and exceptional storage features; Radiant heating plus triple‑pane windows throughout for added comfort and efficiency; Well‑maintained kitchen with original cabinetry; includes built‑in range, electric oven, electric cooktop, and disposal
