1520 Pelham Rd., M5-126E · Seal Beach, CA 90740

$249,000

1 bd · 1.0 ba · 600 sqft · Other · 105 Days on market

Built 1962 800 sqft lot $415/sqft · 21% below area Est $315k · 21% under $517/mo HOA · 22% of rent ↓ 22% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Schools +6.1/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

(M5-126E)(Carport 70-Space 34) Mutual 5. Unit has new vinyl flooring and paint. Courtyard setting. Large storage on the patio. Mirrored closet doors in the bedroom. Carport close and ready to move in. Unit will have new refrigerator and bathroom sink installed. SENIOR COMMUNITY OFFERS THE FOLLOWING AMENITIES: 9 Hole Golf Course, Swimming Pool, Jacuzzi, Gym, Table Tennis, Shuffleboard, Billiards, Pickle Ball and Bocce Ball courts. Amphitheater, 6 Club houses featuring: Exercise Gym, Art Room, Sewing, Crafts, Woodshops, Lapidary, Pool tables; Over 200 Clubs, LWSB is a Security-Guard-Gated Community. Also, Library, Friends of Library Bookstore, Credit Union, Health Care Center, Pharmacy), and Post Office.

Key facts

• Swimming pool
• New refrigerator
• Large storage

Tags

• NEW VINYL FLOORING
• NEW REFRIGERATOR
• LARGE STORAGE
• SWIMMING POOL
• JACUZZI
• GYM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (6.5% below list).
• Recommended offer: $182k (27.0% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.3% in Seal Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#695 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools A, housing A-; Watch: health & safety D, crime F, amenities F.
• Los Alamitos Unified (suburban): math 57% / reading 82% proficiency, ranked #52 of 517 in CA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.8%/yr); 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 33% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,776 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.85%
• DSCR: 0.70
• GRM: 8.9

CMA / ARV

• ARV (median comp): $314,557
• List price: $249,000
• Delta: -20.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.07×
• Total profit: $-65,153
• Equity at exit: $37,127

10-year hold

• IRR: -17.5%
• Equity multiple: -0.07×
• Total profit: $-74,530
• Equity at exit: $21,529

Cash invested: $69,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90740

• Rents YoY: 4.8%
• Active inventory: 110
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$517
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-465

Break-even live

Break-even rent $2,917

Max offer price $181,776

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12752 Martha Ann Dr Los Alamitos, CA	1.0	1.0	500	$2,475	$4.95	44d	1	0.61mi

HOA detail

• Monthly dues: $517 · $6,204/yr
• Likely covers: poolgymsecurity

Listing history 31 events

1. 2026-06-18
   days on market $249,000 Active 105 DOM
2. 2026-06-17
   price $249,000 Active 104 DOM
3. 2026-06-17
   days on market $255,000 Active 104 DOM
4. 2026-06-16
   days on market $255,000 Active 103 DOM
5. 2026-06-15
   days on market $255,000 Active 102 DOM
6. 2026-06-13
   days on market $255,000 Active 100 DOM
7. 2026-06-13
   days on market $255,000 Active 99 DOM
8. 2026-06-09
   days on market $255,000 Active 96 DOM
9. 2026-06-08
   days on market $255,000 Active 95 DOM
10. 2026-06-07
    days on market $255,000 Active 94 DOM
11. 2026-06-04
    days on market $255,000 Active 91 DOM
12. 2026-06-03
    days on market $255,000 Active 90 DOM
13. 2026-06-02
    days on market $255,000 Active 89 DOM
14. 2026-06-01
    days on market $255,000 Active 88 DOM
15. 2026-05-31
    days on market $255,000 Active 87 DOM
16. 2026-05-02
    status Active 712-char remark

    Show marketing remark (712 chars)

    (M5-126E)(Carport 70-Space 34) Mutual 5. Unit has new vinyl flooring and paint. Courtyard setting. Large storage on the patio. Mirrored closet doors in the bedroom. Carport close and ready to move in. Unit will have new refrigerator and bathroom sink installed. SENIOR COMMUNITY OFFERS THE FOLLOWING AMENITIES: 9 Hole Golf Course, Swimming Pool, Jacuzzi, Gym, Table Tennis, Shuffleboard, Billiards, Pickle Ball and Bocce Ball courts. Amphitheater, 6 Club houses featuring: Exercise Gym, Art Room, Sewing, Crafts, Woodshops, Lapidary, Pool tables; Over 200 Clubs, LWSB is a Security-Guard-Gated Community. Also, Library, Friends of Library Bookstore, Credit Union, Health Care Center, Pharmacy), and Post Office.

17. 2026-04-22
    historical Active Under Contract 712-char remark

    Show marketing remark (712 chars)

    (M5-126E)(Carport 70-Space 34) Mutual 5. Unit has new vinyl flooring and paint. Courtyard setting. Large storage on the patio. Mirrored closet doors in the bedroom. Carport close and ready to move in. Unit will have new refrigerator and bathroom sink installed. SENIOR COMMUNITY OFFERS THE FOLLOWING AMENITIES: 9 Hole Golf Course, Swimming Pool, Jacuzzi, Gym, Table Tennis, Shuffleboard, Billiards, Pickle Ball and Bocce Ball courts. Amphitheater, 6 Club houses featuring: Exercise Gym, Art Room, Sewing, Crafts, Woodshops, Lapidary, Pool tables; Over 200 Clubs, LWSB is a Security-Guard-Gated Community. Also, Library, Friends of Library Bookstore, Credit Union, Health Care Center, Pharmacy), and Post Office.

18. 2026-03-30
    status Active 712-char remark

    Show marketing remark (712 chars)

    (M5-126E)(Carport 70-Space 34) Mutual 5. Unit has new vinyl flooring and paint. Courtyard setting. Large storage on the patio. Mirrored closet doors in the bedroom. Carport close and ready to move in. Unit will have new refrigerator and bathroom sink installed. SENIOR COMMUNITY OFFERS THE FOLLOWING AMENITIES: 9 Hole Golf Course, Swimming Pool, Jacuzzi, Gym, Table Tennis, Shuffleboard, Billiards, Pickle Ball and Bocce Ball courts. Amphitheater, 6 Club houses featuring: Exercise Gym, Art Room, Sewing, Crafts, Woodshops, Lapidary, Pool tables; Over 200 Clubs, LWSB is a Security-Guard-Gated Community. Also, Library, Friends of Library Bookstore, Credit Union, Health Care Center, Pharmacy), and Post Office.

19. 2026-03-21
    historical Active Under Contract 712-char remark

    Show marketing remark (712 chars)

    (M5-126E)(Carport 70-Space 34) Mutual 5. Unit has new vinyl flooring and paint. Courtyard setting. Large storage on the patio. Mirrored closet doors in the bedroom. Carport close and ready to move in. Unit will have new refrigerator and bathroom sink installed. SENIOR COMMUNITY OFFERS THE FOLLOWING AMENITIES: 9 Hole Golf Course, Swimming Pool, Jacuzzi, Gym, Table Tennis, Shuffleboard, Billiards, Pickle Ball and Bocce Ball courts. Amphitheater, 6 Club houses featuring: Exercise Gym, Art Room, Sewing, Crafts, Woodshops, Lapidary, Pool tables; Over 200 Clubs, LWSB is a Security-Guard-Gated Community. Also, Library, Friends of Library Bookstore, Credit Union, Health Care Center, Pharmacy), and Post Office.

20. 2026-03-05
    listed $255,000 Active 712-char remark

    Show marketing remark (712 chars)

    (M5-126E)(Carport 70-Space 34) Mutual 5. Unit has new vinyl flooring and paint. Courtyard setting. Large storage on the patio. Mirrored closet doors in the bedroom. Carport close and ready to move in. Unit will have new refrigerator and bathroom sink installed. SENIOR COMMUNITY OFFERS THE FOLLOWING AMENITIES: 9 Hole Golf Course, Swimming Pool, Jacuzzi, Gym, Table Tennis, Shuffleboard, Billiards, Pickle Ball and Bocce Ball courts. Amphitheater, 6 Club houses featuring: Exercise Gym, Art Room, Sewing, Crafts, Woodshops, Lapidary, Pool tables; Over 200 Clubs, LWSB is a Security-Guard-Gated Community. Also, Library, Friends of Library Bookstore, Credit Union, Health Care Center, Pharmacy), and Post Office.

21. 2024-09-20
    soldstatus $223,000 Closed Sale 773-char remark

    Show marketing remark (773 chars)

    Your little cottage by the sea! One bedroom in a great central location! A short walk to the pool, amphitheater, medical center, and clubhouse 6 workout gym. You will love this neighborhood! Nice wood tone cabinets in the kitchen and white cabinets in the bathroom. Vaulted ceilings in the bedroom and living area which make the rooms feel spacious. There is a skylight in the kitchen and in the bathroom. The south facing patio has a nice green area in front of it for serene lounging in your outdoor space. There is a large built in storage closet on the front patio, a great area for all of your extra things! . This darling home is close to parking, trash, and the laundry room. Move in ready or make it your own. Priced reasonably for a quick sale. carport 70 space 31

22. 2024-07-24
    status Pending Sale 773-char remark

    Show marketing remark (773 chars)

    Your little cottage by the sea! One bedroom in a great central location! A short walk to the pool, amphitheater, medical center, and clubhouse 6 workout gym. You will love this neighborhood! Nice wood tone cabinets in the kitchen and white cabinets in the bathroom. Vaulted ceilings in the bedroom and living area which make the rooms feel spacious. There is a skylight in the kitchen and in the bathroom. The south facing patio has a nice green area in front of it for serene lounging in your outdoor space. There is a large built in storage closet on the front patio, a great area for all of your extra things! . This darling home is close to parking, trash, and the laundry room. Move in ready or make it your own. Priced reasonably for a quick sale. carport 70 space 31

23. 2024-07-23
    listed $223,000 Active 773-char remark

    Show marketing remark (773 chars)

    Your little cottage by the sea! One bedroom in a great central location! A short walk to the pool, amphitheater, medical center, and clubhouse 6 workout gym. You will love this neighborhood! Nice wood tone cabinets in the kitchen and white cabinets in the bathroom. Vaulted ceilings in the bedroom and living area which make the rooms feel spacious. There is a skylight in the kitchen and in the bathroom. The south facing patio has a nice green area in front of it for serene lounging in your outdoor space. There is a large built in storage closet on the front patio, a great area for all of your extra things! . This darling home is close to parking, trash, and the laundry room. Move in ready or make it your own. Priced reasonably for a quick sale. carport 70 space 31

24. 2024-07-19
    historical $223,000 773-char remark

    Show marketing remark (773 chars)

    Your little cottage by the sea! One bedroom in a great central location! A short walk to the pool, amphitheater, medical center, and clubhouse 6 workout gym. You will love this neighborhood! Nice wood tone cabinets in the kitchen and white cabinets in the bathroom. Vaulted ceilings in the bedroom and living area which make the rooms feel spacious. There is a skylight in the kitchen and in the bathroom. The south facing patio has a nice green area in front of it for serene lounging in your outdoor space. There is a large built in storage closet on the front patio, a great area for all of your extra things! . This darling home is close to parking, trash, and the laundry room. Move in ready or make it your own. Priced reasonably for a quick sale. carport 70 space 31

25. 2021-06-22
    soldstatus $166,500 Closed Sale
26. 2021-05-07
    status Pending Sale
27. 2021-05-03
    price $166,500
28. 2021-04-14
    listed $171,500 Active
29. 2021-03-24
    soldstatus $300,000 Closed Sale
30. 2021-02-07
    status Pending Sale
31. 2021-02-05
    listed $325,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,944
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − HOA: −$6,204
• − Depreciation: −$7,244
• Taxable loss: −$9,700
• Est. tax savings @ 24.0%: +$2,328
• After-tax cash flow: $-3,247/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Los Alamitos Unified
• NCES district ID: 0622590
• Math proficiency: 57% ▼ -17.00%
• Reading proficiency: 82% ▼ -1.00%
• Median HH income: $70,819
• Composite: 60.84/100
• National rank: #817
• State rank: #52 of 517 in CA

Livability — Seal Beach

• Score: 58/100
• State rank: #695
• US rank: #21100

Category grades

Amenities F Commute F Cost of living F Crime F Employment A+ Housing A- Health & safety D User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seal Beach, CA
• County: Orange County · 3,096,323 people
• City population: 24,254
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 24,254
• Household income: $85,347
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 730.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 3,477,456 people
• By 2030: 3,613,117 · +3.9%
• By 2040: 3,835,945 · +10.3%
• By 2050: 3,968,736 · +14.1%
• By 2075: 4,097,053 · +17.8%
• By 2100: 3,903,633 · +12.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 14% Hispanic / Latino 12% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Portuguese 3% Slovak 2%
• Foreign-born: 18% · South Korea, Canada, China
• Languages at home: 81% English-only · Spanish 6% Korean 4% Other Indo-European 1%

Political lean MEDSL · Orange

• 2024 margin: Toss-up / Even · D 49.7% · R 47.1% · Other 3.2%
• 2008→2024 swing: +5.2pp toward D · 2008: -2.6pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.0 2016: D+7.7 2012: R+8.3 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -804.31%
• Current HPI: 367.662
• Rent YoY: ▲ 4.84%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-21.5% since first listed

16 events — show timeline

• 2026-05-02 Relisted — CRMLS
• 2026-04-22 Contingent — CRMLS
• 2026-03-30 Relisted — CRMLS
• 2026-03-21 Contingent — CRMLS
• 2026-03-05 Listed $255,000 CRMLS
• 2024-09-20 Sold (MLS) $223,000 CRMLS
• 2024-07-24 Pending — CRMLS
• 2024-07-23 Listed $223,000 CRMLS
• 2024-07-19 Coming Soon $223,000 CRMLS
• 2021-06-22 Sold (MLS) $166,500 CRMLS
• 2021-05-07 Pending — CRMLS
• 2021-05-03 Price Changed $166,500 CRMLS
• 2021-04-14 Listed $171,500 CRMLS
• 2021-03-24 Sold (MLS) $300,000 CRMLS
• 2021-02-07 Pending — CRMLS
• 2021-02-05 Listed $325,000 CRMLS

Property tax history

+6.0%/yr

Latest (2025): $192,907 · +6.0% YoY. Source: county tax records.