1441 Homewood Rd. M5-96D · Seal Beach, CA 90740

$369,900

2 bd · 1.0 ba · 1,125 sqft · Townhouse · 340 Days on market

Built 1962 Fair condition 1,150 sqft lot $329/sqft · 14% below area Est $428k · 14% under $493/mo HOA · 15% of rent

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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 +13.6/15.0
• Cash flow +7.3/30.0
• Schools +6.1/10.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.2/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a fabulous greenbelt is this fully expanded two-bedroom one- bathroom home with a formal dining area. This lovely home features a leaded glass front door that enters into an entry area with a walk-in storage closet and a spacious living room that is fully expanded. Adjacent to the living room is a charming formal dining area. The kitchen has white cabinets, built-in electric appliances including a stove, oven, refrigerator, added microwave, and an added ceiling fan. Both bedrooms have mirrored wardrobe closet doors. The bathroom has cultured marble counters and a cut-down shower for walk-in convenience. Additional features are double pane windows and plantation shutters throughout, a wall heating and air conditioning unit in the living room. The bedrooms, living room, and dining room are carpeted, with vinyl tile flooring in the kitchen, bathroom, and hallway. This charming home faces southwest, has a lovely green belt view, and enjoys the wonderful ocean breezes.

Key facts

• Plantation shutters
• Double pane windows
• Vinyl tile flooring

Tags

• LEADED GLASS FRONT DOOR
• WALK-IN STORAGE CLOSET
• DOUBLE PANE WINDOWS
• PLANTATION SHUTTERS
• VINYL TILE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $370k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-560 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (12.5% below list).
• Recommended offer: $289k (21.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.2% 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+, 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.
• Zoned schools: Los Alamitos High (math 60% / reading 84%, grade B+, #92 of 1,170 statewide, top 8%, 3,055 students, 15% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 126 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 103d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,235/mo this rent would consume 45% of the median local household income ($85k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 340 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $55k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,839 (21.9% 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 340 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.87% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 9.5

CMA / ARV

• ARV (median comp): $427,695
• List price: $369,900
• Delta: -13.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1281 Knollwood Unit 44L	0.26mi	2/1.0	1,100 (-2%)	1mo	$452,500	$411	83
13522 El Dorado Dr Unit 49L	0.34mi	2/1.0	1,100 (-2%)	0mo	$385,000	$350	80
13721 Alderwood Ln Unit 28F	0.16mi	2/1.5	1,050 (-7%)	0mo	$499,000	$475	79
1522 Merion Way E Unit 33J	0.17mi	2/1.5	1,050 (-7%)	1mo	$410,000	$390	78
13381 El Dorado Dr Unit 202C M8	0.44mi	2/1.0	1,100 (-2%)	0mo	$380,800	$346	75
1670 Interlachen Rd., M12-43C	0.47mi	2/1.5	1,150 (+2%)	0mo	$469,000	$408	72
13251 Del Monte Dr Unit 37-A	0.49mi	2/2.0	1,150 (+2%)	0mo	$685,000	$596	69
1940 Mckinney Way Unit 18A M-15	0.58mi	2/1.0	1,100 (-2%)	0mo	$690,000	$627	69
13120 Del Monte Dr Unit 47H M15	0.61mi	2/1.0	1,150 (+2%)	0mo	$424,000	$369	68
13280 El Dorado Dr Unit 189E	0.55mi	2/1.5	1,050 (-7%)	0mo	$570,000	$543	61
13081 Del Monte Dr. #278e (M11)	0.61mi	2/1.0	1,050 (-7%)	0mo	$475,000	$452	60
13601 Del Monte Dr Unit 82C	0.47mi	2/2.0	1,000 (-11%)	0mo	$483,250	$483	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.14×
• Total profit: $-89,127
• Equity at exit: $55,153

10-year hold

• IRR: -14.7%
• Equity multiple: 0.07×
• Total profit: $-95,973
• Equity at exit: $31,982

Cash invested: $103,572 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 76 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $469,000 ($417/sqft)
• Median days on market: 53 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 90740

• Rents YoY: 4.8%
• Active inventory: 126
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,235 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$493
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-560

Break-even live

Break-even rent $3,944

Max offer price $288,839

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-432	+0% $-560	+5% $-688	+10% $-816
Rent	-10% $-816	-5% $-688	+0% $-560	+5% $-432	+10% $-305
Rate	-1.0pp $-374	-0.5pp $-466	base $-560	+0.5pp $-656	+1.0pp $-754

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: $92,475
• Closing costs: $11,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13601 Del Monte Dr Unit 77C Seal Beach, CA	2.0	2.5	1165	$2,450	$2.10	95d	1	0.46mi
13240 St Andrews Dr Unit 254D Seal Beach, CA	2.0	1.0	1100	$2,800	$2.55	41d	1	0.47mi
7084 Island Village Dr Long Beach, CA	3.0	2.0	1227	$4,263	$3.47	114d	1	0.65mi
1045 Marvista Ave Seal Beach, CA	3.0	2.0	1195	$5,950	$4.98	103d	1	1.40mi
1833 Flagstaff Ct Seal Beach, CA	2.0–4.0	1.0–4.0	1420	$3,348	$2.36	0d	1	1.40mi
12400 Montecito Rd Seal Beach, CA	2.0	2.0	1220	$3,550	$2.91	140d	1	1.43mi
12400 Montecito Rd #209 Seal Beach, CA	2.0	2.0	1105	$3,100	$2.81	120d	1	1.44mi

HOA detail $493/mo · $5,916/yr

• Likely covers: electric

Listing history 50 events

1. 2026-09-24
   days on market $369,900 Active 340 DOM
2. 2026-09-23
   days on market $369,900 Active 339 DOM
3. 2026-09-22
   days on market $369,900 Active 338 DOM
4. 2026-09-21
   days on market $369,900 Active 337 DOM
5. 2026-09-20
   days on market $369,900 Active 336 DOM
6. 2026-09-19
   days on market $369,900 Active 335 DOM
7. 2026-09-18
   days on market $369,900 Active 334 DOM
8. 2026-09-17
   days on market $369,900 Active 333 DOM
9. 2026-09-16
   days on market $369,900 Active 332 DOM
10. 2026-09-15
    days on market $369,900 Active 331 DOM
11. 2026-09-14
    days on market $369,900 Active 330 DOM
12. 2026-09-13
    days on market $369,900 Active 329 DOM
13. 2026-09-12
    days on market $369,900 Active 328 DOM
14. 2026-09-11
    days on market $369,900 Active 327 DOM
15. 2026-09-05
    days on market $369,900 Active 321 DOM
16. 2026-09-04
    pricedays on market $369,900 Active 320 DOM
17. 2026-09-02
    days on market $379,900 Active 318 DOM
18. 2026-08-31
    days on market $379,900 Active 316 DOM
19. 2026-08-29
    days on market $379,900 Active 314 DOM
20. 2026-08-28
    days on market $379,900 Active 313 DOM
21. 2026-08-27
    days on market $379,900 Active 312 DOM
22. 2026-08-26
    days on market $379,900 Active 311 DOM
23. 2026-08-25
    days on market $379,900 Active 310 DOM
24. 2026-08-24
    days on market $379,900 Active 309 DOM
25. 2026-08-23
    days on market $379,900 Active 308 DOM
26. 2026-08-22
    days on market $379,900 Active 307 DOM
27. 2026-08-21
    days on market $379,900 Active 306 DOM
28. 2026-08-20
    days on market $379,900 Active 305 DOM
29. 2026-08-19
    days on market $379,900 Active 304 DOM
30. 2026-08-18
    days on market $379,900 Active 303 DOM
31. 2026-08-17
    days on market $379,900 Active 302 DOM
32. 2026-08-16
    days on market $379,900 Active 301 DOM
33. 2026-08-15
    days on market $379,900 Active 300 DOM
34. 2026-08-14
    days on market $379,900 Active 299 DOM
35. 2026-08-13
    days on market $379,900 Active 298 DOM
36. 2026-08-12
    days on market $379,900 Active 297 DOM
37. 2026-08-11
    days on market $379,900 Active 296 DOM
38. 2026-08-10
    days on market $379,900 Active 295 DOM
39. 2026-08-09
    days on market $379,900 Active 294 DOM
40. 2026-08-08
    days on market $379,900 Active 293 DOM
41. 2026-08-06
    days on market $379,900 Active 291 DOM
42. 2026-08-05
    days on market $379,900 Active 290 DOM
43. 2026-08-04
    days on market $379,900 Active 289 DOM
44. 2026-08-03
    days on market $379,900 Active 288 DOM
45. 2026-07-31
    days on market $379,900 Active 285 DOM
46. 2026-07-30
    days on market $379,900 Active 284 DOM
47. 2026-07-30
    days on market $379,900 Active 283 DOM
48. 2026-07-28
    pricedays on market $379,900 Active 282 DOM
49. 2026-07-26
    days on market $415,000 Active 280 DOM
50. 2026-07-24
    days on market $415,000 Active 278 DOM

ⓘ 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 · 23 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: $38,819
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$2,647
• − Repairs & maintenance: −$3,105
• − Management: −$3,105
• − HOA: −$5,916
• − Depreciation: −$10,761
• Taxable loss: −$12,985
• Est. tax savings @ 24.0%: +$3,116
• After-tax cash flow: $-3,606/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $28,125–$50,625 screening

This home requires moderate repairs and maintenance, with the potential for significant value increases through updates to the interior and kitchen.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom cabinets — Slight wear
• Minor Bathroom countertop — Slight wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpet with hardwood flooring — Hardwood flooring is more durable and aesthetically pleasing ↑
• Resale Update kitchen cabinets and countertops — Modern cabinets and countertops improve functionality and aesthetics ↑
• Resale Replace bathroom cabinets and countertop — Modern cabinets and countertop improve functionality and aesthetics ↑
• Rental Replace carpet with tile in living areas — Tile is easier to clean and maintain ↑
• Resale Replace kitchen appliances — Modern appliances improve functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

D Composite livability gradescore 58/100

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 · 3,477,456 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: 12% of renters

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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%

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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%

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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

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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

+26.1% since first listed

9 events — show timeline

• 2026-02-04 Price Changed $415,000 CRMLS
• 2025-10-19 Listed $425,000 CRMLS
• 2025-07-15 Sold (MLS) $381,000 CRMLS
• 2025-06-04 Contingent — CRMLS
• 2025-05-12 Price Changed $383,000 CRMLS
• 2025-04-15 Listed $386,000 CRMLS
• 2021-02-16 Sold (MLS) $329,000 CRMLS
• 2021-01-15 Contingent — CRMLS
• 2021-01-12 Listed $329,000 CRMLS