Single-Level Residential Income
For Sale
$350,000
Pending
1642 Merion, Seal Beach, CA 90740
Seal Beach, CA
Property Size950 SF
Days on Market93
Property Features for 1642 Merion
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Rooms
Bedroom 2, Kitchen, Bathroom 1, Bedroom 1, Laundry Room
Parking
1
Parking features
Carport
Spa
1
Window features
Double Pane Windows
Patio and Porch features
Patio
Interior features
High Ceilings, Open Floorplan, Formica Counters
Appliances
Refrigerator, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Landscaped, Lawn
Elementary school district
Seal Beach Unified
Middle school district
Seal Beach Unified
High school district
Seal Beach Unified
Directions
Fronts to Thunderbird, South of St. Andrews Dr.
Standard status
Pending
Size
950 SF
Taxes and HOA fees
HOA Fee
$649 Monthly
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
multiple swimming pools
golf course
fitness center
library
post office
on-site chapels
RV parking
pickleball courts
billiards room
bocce area
Building Details
Year built
1962
Floors in Building
1
Number of units
1
Flooring type
Vinyl
Architectural style
Modern
Listing Agency:
Y Realty
(877) 976-5348
Listed By:
Noelle Longmeyer · License #01313351
(714) 514-5643
Added: Jun 26
Changed: Sep 15
Last Checked: Sep 26 at 1:06AM
MLS# PW26160284
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 950-square-foot, single-level residential income property in Leisure World features an expanded two-bedroom layout with a separate dining area, open connection between the living room and kitchen, and bedrooms positioned on opposite sides of the home. Interior improvements include fresh paint, luxury vinyl plank flooring, dual-pane windows, a custom dual-pane glass door, and skylights. Central heating and air conditioning serve the residence, while a dedicated laundry area includes a stackable washer and dryer. The bathroom has a walk-in shower and skylight, and the patio includes a storage closet.
The property is located in Mutual 2 within Leisure World, a 55+ guard-gated community in Seal Beach. Community facilities include swimming pools, a golf course, fitness center, library, post office, chapels, RV parking, pickleball courts, billiards, and bocce. Guest parking is positioned near the residence, with greenbelt views across the way. Built in 1962, the property is a stock cooperative, and cash-only sales are considered for this unit.
The property is located in Mutual 2 within Leisure World, a 55+ guard-gated community in Seal Beach. Community facilities include swimming pools, a golf course, fitness center, library, post office, chapels, RV parking, pickleball courts, billiards, and bocce. Guest parking is positioned near the residence, with greenbelt views across the way. Built in 1962, the property is a stock cooperative, and cash-only sales are considered for this unit.
Key Highlights
- 950‑square‑foot expanded two‑bedroom layout
- Single‑level floor plan with separate dining area and living room
- Fresh paint, luxury vinyl plank flooring, dual‑pane windows, and skylights
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
$18,133
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
5.18%
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%
$362,660
$362.7K
Cap Rate 7%
$259,043
$259.0K
Cap Rate 9%
$201,478
$201.5K
Market Conditions
NOI Build-Up for 950 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
$34.2K $36.00/SF
− Vacancy
−$1.2K −$1.30/SF
EGI
$33.0K $34.70/SF
− OpEx
−$14.8K −$15.62/SF
NOI
$18.1K $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%
$362,660
Cap Rate 7%
$259,043
Cap Rate 9%
$201,478
Alternative Uses
Best Use
Apartment 5plus
$259.0K
$226.7K – $302.2K
NOI $18,133 @ 7.0% cap · market cap 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$319.1K
$279.2K – $372.3K
NOI $22,336 @ 7.0% cap · market cap 6.38%
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
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 - Expanded two-bedroom residence with updated finishes, private patio, central HVAC, and access to Leisure World amenities.
Where is this residential income property located?
The property is located at 1642 Merion Seal Beach, CA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 950‑square‑foot expanded two‑bedroom layout; Single‑level floor plan with separate dining area and living room; Fresh paint, luxury vinyl plank flooring, dual‑pane windows, and skylights
