Expanded Residential Income
New
For Sale
$399,900
1641 Monterey Rd M2-18A, Seal Beach, CA 90740
Seal Beach, CA
Property Size900 SF
Lot Size0.03 Acres
Price / SF$444.33
Days on Market2
Property Features for 1641 Monterey Rd M2-18A
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Rooms
Bathroom 1, Kitchen, Bedroom 1, Bedroom 2, Laundry Room
Parking features
Carport
Subdivision
Leisure World (LW)
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Enter main gate continue on Golden Rain rd make a U-turn left at Cedarcrest lane coming back on Golden Rain rd. Turn Right on Thunderbird laDr. Right on Monterey right into carport parking area and park
Standard status
Active
Size
900 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$552 Monthly
Utilities
Sewer type
Public Sewer
Cooling system
Heat Pump
Water source
Public
Amenities
built-in wall unit with electric fireplace
heat pump with air conditioning
ceiling fan
formal dining room
granite countertops
built-in appliances
breakfast bar
pantry
tile flooring
skylight
private front patio
walk-in storage
Building Details
Year built
1962
Floors in Building
1
Number of units
1
Flooring type
Carpet
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Kathy Gupton · License #00744676
(562) 618-9940
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 5:06PM
MLS# PW26190104
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 expanded residential income property in Seal Beach offers 750 square feet with two bedrooms and one bathroom. Interior features include a formal dining room, spacious living room, built-in shelving, an electric fireplace, and a heat pump with air conditioning. The kitchen is equipped with granite countertops, built-in appliances, a breakfast bar, pantry storage, and tile flooring.
The main bedroom includes mirrored wardrobe doors and patio access, while the second bedroom has sliding wardrobe doors. Additional features include a bathroom with granite counters, a walk-in shower, skylight, and tile flooring. The property also includes a private front patio, walk-in storage, drive-up parking, public water, and public sewer. Built in 1962, it is within walking distance of shopping and Leisure World attractions.
The main bedroom includes mirrored wardrobe doors and patio access, while the second bedroom has sliding wardrobe doors. Additional features include a bathroom with granite counters, a walk-in shower, skylight, and tile flooring. The property also includes a private front patio, walk-in storage, drive-up parking, public water, and public sewer. Built in 1962, it is within walking distance of shopping and Leisure World attractions.
Key Highlights
- 750 square feet with 2 bedrooms and 1 bathroom
- Expanded layout with formal dining room and spacious living room
- Kitchen with granite countertops, built‑in appliances, breakfast bar, and pantry
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
$17,178
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%
$343,560
$343.6K
Cap Rate 7%
$245,400
$245.4K
Cap Rate 9%
$190,867
$190.9K
Market Conditions
NOI Build-Up for 900 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
$32.4K $36.00/SF
− Vacancy
−$1.2K −$1.30/SF
EGI
$31.2K $34.70/SF
− OpEx
−$14.1K −$15.62/SF
NOI
$17.2K $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%
$343,560
Cap Rate 7%
$245,400
Cap Rate 9%
$190,867
Alternative Uses
Best Use
Apartment 5plus
$245.4K
$214.7K – $286.3K
NOI $17,178 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$302.3K
$264.5K – $352.7K
NOI $21,160 @ 7.0% cap · market cap 5.29%
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?
Single family property - Two-bedroom home includes a formal dining room, patio, and drive-up parking.
Where is this single family property located?
The property is located at 1641 Monterey Rd M2-18A Seal Beach, CA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 750 square feet with 2 bedrooms and 1 bathroom; Expanded layout with formal dining room and spacious living room; Kitchen with granite countertops, built‑in appliances, breakfast bar, and pantry
