Updated Residential Income
For Sale
$289,000
13751 Saint Andrews, Seal Beach, CA 90740
Seal Beach, CA
Property Size600 SF
Lot Size1.00 Acre
Price / SF$481.67
Days on Market56
Property Features for 13751 Saint Andrews
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Laundry Room, Bathroom 1
Parking
1
Parking features
Carport, Assigned
Spa
1
Patio and Porch features
Patio, Porch
Interior features
Built-in Features, Ceiling Fan(s), Open Floorplan, Storage, Copper Plumbing Full, Granite Counters
Appliances
Water Heater, Disposal, Refrigerator, Free-Standing Range, Range Hood
Subdivision
Leisure World (LW)
Lot features
Sprinklers In Front, Patio Home, Level with Street, Landscaped, Level, Sprinkler System, Greenbelt, Lawn
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Enter Main Gate, proceed west to the stoplight on St. Andrews. Turn left and proceed about 250 feet make a u turn, park and walk to 35J.
Standard status
Active
Size
600 SF
Lot size
1.00 Acre
Taxes and HOA fees
HOA Fee
$519 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Radiant
Water source
Public
Amenities
golf course
swimming pool
gym
pharmacy
health care center
Building Details
Year built
1962
Floors in Building
1
Number of units
12
Flooring type
Laminate
Building materials
Stucco
Roof type
Shingle
Architectural style
Cottage
Additional Structures
Storage
Listing Agency:
Coldwell Banker Envision · Berkshire Hathaway HomeServices
(562) 594-0515
Listed By:
Leah Perrotti · License #01966421
(310) 889-6583
Added: Jul 23
Changed: Sep 14
Last Checked: Sep 16 at 4:06AM
MLS# PW26161569
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 cottage-style residence at 13751 Saint Andrews in Seal Beach offers a refreshed interior with newer wood flooring, fresh paint, plantation shutters, and an updated kitchen with contemporary cabinetry, granite counters, and quality appliances. The floor plan includes one bedroom, one bathroom, a laundry room, storage, and an inviting living area with views toward the landscaped greenbelt. A patio and porch extend the usable living space.
Built in 1962, the home has copper plumbing, a newer shingle roof, sewer re-lining, and recent exterior building paint. Assigned carport parking is provided in Carport Building #9, Space #40. The property is served by public water and public sewer, with cable available. Community amenities identified for the residence include a golf course, swimming pool, gym, pharmacy, and health care center.
Built in 1962, the home has copper plumbing, a newer shingle roof, sewer re-lining, and recent exterior building paint. Assigned carport parking is provided in Carport Building #9, Space #40. The property is served by public water and public sewer, with cable available. Community amenities identified for the residence include a golf course, swimming pool, gym, pharmacy, and health care center.
Key Highlights
- 600‑square‑foot cottage‑style residence in Mutual One, Unit #35J
- Updated kitchen with granite counters, contemporary cabinetry, and quality appliances
- Greenbelt views from the living room, bedroom, and patio
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
3.96%
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 3.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.5K
$176.3K – $235.1K
NOI $14,107 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
461
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Cottage-style home with refreshed interiors, greenbelt outlooks, assigned covered parking, and access to community amenities.
Where is this residential income property located?
The property is located at 13751 Saint Andrews Seal Beach, CA.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 600‑square‑foot cottage‑style residence in Mutual One, Unit #35J; Updated kitchen with granite counters, contemporary cabinetry, and quality appliances; Greenbelt views from the living room, bedroom, and patio
