Residential Income Property with
For Sale
Under Contract
$400,000
1980 McKinney Way #13E, Seal Beach, CA 90740
Seal Beach, CA
Property Size1,300 SF
Lot Size0.03 Acres
Price / SF$307.69
Days on Market183
Property Features for 1980 McKinney Way #13E
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Patio and Porch features
Patio
Appliances
Water Heater, Disposal, Refrigerator, Electric Oven, Electric Cooktop
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Enter through Front Gate. Immediately turn right. McKinney is on the right side of the street. The Building 13 is at the far end of McKinney.
Subdivision
1A - Seal Beach
Standard status
Active Under Contract
Size
1,300 SF
Lot size
0.03 Acres
Taxes and HOA fees
HOA Fee
$613 Monthly
Utilities
Sewer type
Public Sewer
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Marsha Gerber · License #01863841
(562) 810-7700
Added: Mar 6
Changed: Sep 2
Last Checked: Sep 5 at 1:06AM
MLS# PW26120908
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 1,300-square-foot downstairs residential income property in Leisure World Seal Beach includes two bedrooms, two bathrooms, and two separate entrances through the front door and patio. Wood and tile flooring extend throughout the unit, while built-in cabinetry adds storage and function to the dining room. The kitchen and guest bathroom have been remodeled, and the residence includes a refrigerator, electric oven, electric cooktop, disposal, and water heater.
A west-facing tiled patio provides outdoor space, and a heat pump with 2 splits—one serving each bedroom—provides heating and air conditioning. The master bedroom includes a TV wall hookup. Built in 1964, the unit is served by public water and public sewer and includes Carport 3, Space 10.
A west-facing tiled patio provides outdoor space, and a heat pump with 2 splits—one serving each bedroom—provides heating and air conditioning. The master bedroom includes a TV wall hookup. Built in 1964, the unit is served by public water and public sewer and includes Carport 3, Space 10.
Key Highlights
- Two‑bedroom, two‑bathroom downstairs unit with 1,300 square feet
- Remodeled kitchen and guest bathroom
- Two entrances through the front door 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
$24,813
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
6.20%
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%
$496,260
$496.3K
Cap Rate 7%
$354,471
$354.5K
Cap Rate 9%
$275,700
$275.7K
Market Conditions
NOI Build-Up for 1,300 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
$46.8K $36.00/SF
− Vacancy
−$1.7K −$1.30/SF
EGI
$45.1K $34.70/SF
− OpEx
−$20.3K −$15.62/SF
NOI
$24.8K $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%
$496,260
Cap Rate 7%
$354,471
Cap Rate 9%
$275,700
Alternative Uses
Best Use
Apartment 5plus
$354.5K
$310.2K – $413.6K
NOI $24,813 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$436.6K
$382.1K – $509.4K
NOI $30,565 @ 7.0% cap · market cap 7.64%
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
595
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 - Downstairs unit with remodeled kitchen and guest bathroom, dual entrances, and a west-facing tiled patio.
Where is this residential income property located?
The property is located at 1980 McKinney Way #13E Seal Beach, CA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bathroom downstairs unit with 1,300 square feet; Remodeled kitchen and guest bathroom; Two entrances through the front door and patio
