Two-Bedroom Senior
For Sale
Under Contract
$415,000
13720 St Andrews Drive, Seal Beach, CA 90740
Seal Beach, CA
Property Size850 SF
Lot Size0.03 Acres
Price / SF$488.24
Days on Market65
Property Features for 13720 St Andrews Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Kitchen, Bathroom 2, Laundry Room, Bathroom 1, Bedroom 1, Bedroom 2
Parking features
Carport, Assigned
Spa
1
Window features
Double Pane Windows, Screens, Skylight(s)
Patio and Porch features
Patio
Pool private
1
Interior features
Built-in Features, High Ceilings, Ceiling Fan(s)
Exterior features
Rain Gutters
Appliances
Water Heater, Disposal, Microwave, Refrigerator, Electric Oven, Electric Cooktop
Subdivision
Leisure World (LW)
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Enter Main Gate, Golden Rain, make a U turn to Thunderbird, Park on St Andrews by Parking Bldg 18
Standard status
Active Under Contract
Size
850 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$519 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
6 Clubhouses
State of the Art Gym
Zumba
Yoga
Pilates
Dancing
Dance Lessons
Swimming Pool
Water Aerobics
Jacuzzi
Table Tennis
Amphitheater
Art
Sewing
Ceramics
Crafts
Wood Shop
Pool tables
Pickle Ball
Bocce Ball
Library
Post Office
Health Care Center
Pharmacy
Car Wash
Credit Union
Food Trucks
Building Details
Year built
1962
Floors in Building
1
Flooring type
Tile
Architectural style
Contemporary, Bungalow
Listing Agency:
Coldwell Banker Envision · Berkshire Hathaway HomeServices
(562) 594-0515
Listed By:
Joan Korman · License #01937786
(714) 308-8034
Added: Jul 1
Changed: Sep 2
Last Checked: Sep 3 at 6:06AM
MLS# PW26141380
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 850-square-foot expanded corner apartment includes two bedrooms and one-and-a-half bathrooms. The home features central heating and air conditioning, tile flooring, dual-pane windows with white shutters, ceiling fans, and a kitchen equipped with natural oak cabinetry, Corian counters, a built-in microwave, electric oven, cooktop, refrigerator, and integrated storage island. The primary bedroom includes a walk-in closet and French doors opening to a brick patio. A walk-in shower, skylights, and washer/dryer hookups add practical functionality.
The residence is part of a 55+ active senior community with six clubhouses, a gym, pool, spa, amphitheater, library, post office, health care center, pharmacy, and activity spaces for arts, fitness, games, and social events. The property is approximately 1.5 miles from Old Town Main Street and includes assigned carport parking at Space 31, Carport 18.
The residence is part of a 55+ active senior community with six clubhouses, a gym, pool, spa, amphitheater, library, post office, health care center, pharmacy, and activity spaces for arts, fitness, games, and social events. The property is approximately 1.5 miles from Old Town Main Street and includes assigned carport parking at Space 31, Carport 18.
Key Highlights
- 850‑square‑foot expanded corner apartment with 2 bedrooms and 1.5 bathrooms
- Central heating and air conditioning with dual‑pane windows
- Updated kitchen with Corian counters, oak cabinetry, and built‑in appliances
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
$16,224
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
3.91%
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%
$324,480
$324.5K
Cap Rate 7%
$231,771
$231.8K
Cap Rate 9%
$180,267
$180.3K
Market Conditions
NOI Build-Up for 850 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
$30.6K $36.00/SF
− Vacancy
−$1.1K −$1.30/SF
EGI
$29.5K $34.70/SF
− OpEx
−$13.3K −$15.62/SF
NOI
$16.2K $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%
$324,480
Cap Rate 7%
$231,771
Cap Rate 9%
$180,267
Alternative Uses
Best Use
Apartment 5plus
$231.8K
$202.8K – $270.4K
NOI $16,224 @ 7.0% cap · market cap 3.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$285.5K
$249.8K – $333.1K
NOI $19,985 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Well-served
Demand for This Use
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?
Senior housing / Retirement Home - Expanded corner apartment with central HVAC, updated kitchen finishes, private patio, and access to an active 55+ community.
Where is this senior housing / retirement home located?
The property is located at 13720 St Andrews Drive Seal Beach, CA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 850‑square‑foot expanded corner apartment with 2 bedrooms and 1.5 bathrooms; Central heating and air conditioning with dual‑pane windows; Updated kitchen with Corian counters, oak cabinetry, and built‑in appliances
