Residential Income Property with Greenbelt
For Sale
$275,000
13930 Church Place, Seal Beach, CA 90740
Seal Beach, CA
Property Size600 SF
Lot Size0.02 Acres
Price / SF$458.33
Days on Market37
Property Features for 13930 Church Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Laundry Room, Kitchen, Bathroom 1
Parking
1
Parking features
Assigned, Carport
Spa
1
Window features
Screens
Patio and Porch features
Porch, Patio
Interior features
Built-in Features, Ceiling Fan(s), Open Floorplan, Storage, Copper Plumbing Full
Exterior features
Rain Gutters
Appliances
Electric Oven, Electric Water Heater, Electric Cooktop, Range Hood, Built-In Range, Refrigerator, Disposal, Vented Exhaust Fan, Water Heater
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
If entering the Main gate, proceed to Saint Andrews and turn left, proceed to Church Place, park and proceed to the unit. If entering the South Gate, turn left on Church Place, park and proceed to the unit.
Standard status
Active
Size
600 SF
Lot size
0.02 Acres
Taxes and HOA fees
HOA Fee
$497 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
golf course
swimming pool
jacuzzi
fitness center
healthcare center
post office
computer lab
sewing room
art room
lapidary room
amphitheater
Building Details
Year built
1962
Floors in Building
1
Number of units
12
Flooring type
Laminate
Building materials
Stucco
Roof type
Asbestos 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: Aug 6
Changed: Sep 9
Last Checked: Sep 11 at 6:06PM
MLS# PW26197492
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 in Seal Beach offers one bedroom, one bathroom, a kitchen with an electric oven, cooktop, refrigerator, and disposal, plus a laundry room. Skylights add natural light, while the heat pump provides both heating and cooling. Laminate flooring, stucco construction, a patio, porch, rain gutters, and a built-in patio storage closet are included. The home also has public water and sewer service, assigned carport parking, and was built in 1962.
The patio faces a large greenbelt and is described with ocean breezes and sunset views. The property is within walking distance of churches, shopping, banks, and restaurants. Community amenities include a 9-hole, par-3 golf course, swimming pool, jacuzzi, fitness center, healthcare center, US Post Office, computer lab, sewing room, art room, lapidary room, and a 2,500-seat amphitheater.
The patio faces a large greenbelt and is described with ocean breezes and sunset views. The property is within walking distance of churches, shopping, banks, and restaurants. Community amenities include a 9-hole, par-3 golf course, swimming pool, jacuzzi, fitness center, healthcare center, US Post Office, computer lab, sewing room, art room, lapidary room, and a 2,500-seat amphitheater.
Key Highlights
- 600 square feet with 1 bedroom and 1 bathroom
- Large greenbelt outlook from the patio
- Heat pump provides both heating and cooling
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
4.16%
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 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.5K
$176.3K – $235.1K
NOI $14,107 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
482
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 - One-bedroom cottage with a private patio, built-in storage, and community recreational and wellness amenities.
Where is this residential income property located?
The property is located at 13930 Church Place Seal Beach, CA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 600 square feet with 1 bedroom and 1 bathroom; Large greenbelt outlook from the patio; Heat pump provides both heating and cooling
