End-Unit Residential Income
For Sale
$355,000
13811 Thunderbird Drive, Seal Beach, CA 90740
Seal Beach, CA
Property Size800 SF
Lot Size0.02 Acres
Price / SF$443.75
Days on Market47
Property Features for 13811 Thunderbird Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Laundry Room, Bathroom 1, Bedroom 1, Bedroom 2
Subdivision
Leisure World (LW)
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Unit is actually off of St. Andrews Dr. When you enter the St. Andrews gate it is on the left near the second set of carports.
Standard status
Active
Size
800 SF
Lot size
0.02 Acres
Taxes and HOA fees
HOA Fee
$518 Monthly
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
split-system air conditioner
community laundry facilities
greenbelts
golf course
aquatic center
clubhouses
fitness and exercise rooms
sports courts
community gardens
amphitheater
library
transportation services
Building Details
Year built
1963
Floors in Building
1
Number of units
1
Listing Agency:
NextHome West Realty
(562) 357-7768
Listed By:
Stephen Batiz · License #01905787
(951) 579-0481
Added: Jul 21
Changed: Sep 2
Last Checked: Sep 5 at 6:06AM
MLS# SW26158827
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 end-unit residence in Mutual 1 of Leisure World Seal Beach provides approximately 800 square feet with two bedrooms, one bathroom, and a practical room arrangement that includes a laundry room. Built in 1963, the home is served by public water and public sewer. The residence is located at 13811 Thunderbird Drive in Seal Beach, within a gated 55+ community spanning more than 500 acres.
Leisure World offers a broad range of shared facilities, including a nine-hole golf course, aquatic center, clubhouses, fitness and exercise rooms, sports courts, community gardens, an amphitheater, library, and transportation services. Mutual 1 also includes greenbelt areas and convenient access to community laundry facilities.
Leisure World offers a broad range of shared facilities, including a nine-hole golf course, aquatic center, clubhouses, fitness and exercise rooms, sports courts, community gardens, an amphitheater, library, and transportation services. Mutual 1 also includes greenbelt areas and convenient access to community laundry facilities.
Key Highlights
- End‑unit residence in Mutual 1 of Leisure World Seal Beach
- Approximately 800 square feet with 2 bedrooms and 1 bathroom
- Built in 1963 with a laundry room
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
$15,270
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
4.30%
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%
$305,400
$305.4K
Cap Rate 7%
$218,143
$218.1K
Cap Rate 9%
$169,667
$169.7K
Market Conditions
NOI Build-Up for 800 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
$28.8K $36.00/SF
− Vacancy
−$1.0K −$1.30/SF
EGI
$27.8K $34.70/SF
− OpEx
−$12.5K −$15.62/SF
NOI
$15.3K $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%
$305,400
Cap Rate 7%
$218,143
Cap Rate 9%
$169,667
Alternative Uses
Best Use
Apartment 5plus
$218.1K
$190.9K – $254.5K
NOI $15,270 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$268.7K
$235.1K – $313.5K
NOI $18,809 @ 7.0% cap · market cap 5.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
500
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 - End-unit home in Mutual 1 with public utilities and access to shared Leisure World amenities.
Where is this residential income property located?
The property is located at 13811 Thunderbird Drive Seal Beach, CA.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: End‑unit residence in Mutual 1 of Leisure World Seal Beach; Approximately 800 square feet with 2 bedrooms and 1 bathroom; Built in 1963 with a laundry room
