13660 Annandale Dr Unit 23 H · Seal Beach, CA 90740

$199,999

1 bd · 1.0 ba · 800 sqft · Condo · 1 Days on market

Built 1961 $518/mo HOA · 17% of rent

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Why this score? — see what drove the B- 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).

• Cash flow +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mutual 1- Walking distance to Pool, Golf, Gym, Medical Center. Overlooks large greenbelt. Patio has been fully enclosed. Beautiful refurbished brown tone kitchen cabinets. Cut down shower. A/C Heat Pump. 2 skylights. Ceiling fan, Move in Ready! This is a 55+ guard gated senior community. All sales are cash. 1.8 miles from ocean.

Key facts

• Private storage room
• Large covered patio
• 9-hole golf course

Tags

• LARGE COVERED PATIO
• TRANQUIL GARDEN SETTING
• ASSIGNED CARPORT SPACE
• PRIVATE STORAGE ROOM
• NEARBY LAUNDRY FACILITIES
• 9-HOLE GOLF COURSE

Property features AI

Finance

• Other: Co-ownership; Total units in complex: large community (per public records); Common walls: 2+
• HOA & community: Part of Golden Rain Foundation association; Monthly association fee (listed); Association amenities include pool, spa, picnic area, outdoor cooking/barbecue, storage area, onsite property management, security, golf, courts, controlled access, and pets permitted; Senior community

Exterior

• Parking: Assigned detached carport (1 space); Additional parking space
• Security: Gated with attendant and guard; Controlled access
• Utilities: Electricity available and connected; Cable available; Water: see remarks; Sewer/septic: unknown; Other utilities: see remarks
• Home design: Attached property; One story; Entry on level 1
• Construction: Foundation details: see remarks; Roof: see remarks; Property condition: fixer
• Exterior features: Multi-family structure; Covered front porch and screened patio; Patio/porch (see remarks); Association pool; Landscaped grounds with lawn; Fenced (see remarks); Has view

Interior

• Kitchen: Electric range, oven and stove; Family kitchen and eating area (in living room; see remarks)
• Bedrooms: Main floor primary bedroom
• Flooring: Carpet
• Bathrooms: One full bathroom with walk-in shower
• Heating & cooling: Electric heating
• Interior features: Ceiling fan; Storage space; Cathedral/vaulted ceilings; One-level living; Gated community with 24-hour security and attendant/guard; Association spa
• Laundry & utility: Community/area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 9.4% vs local median 3.1% 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); 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.
• Current owner paid $130k; list at $200k implies a 53% gain — meaningful room to come down on a strong offer.

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 $199,999

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,039
• Equity at exit: $29,821

10-year hold

• IRR: 13.4%
• Equity multiple: 2.19×
• Total profit: $66,627
• Equity at exit: $17,292

Cash invested: $56,000 (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: 113
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,071 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$518
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $459

Break-even live

Break-even rent $2,489

Max offer price $199,999

Occupancy floor 80%

Sensitivity live

Price	-10% $598	-5% $528	+0% $459	+5% $390	+10% $321
Rent	-10% $217	-5% $338	+0% $459	+5% $581	+10% $702
Rate	-1.0pp $560	-0.5pp $510	base $459	+0.5pp $407	+1.0pp $355

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12400 Montecito Rd #209 Seal Beach, CA	2.0	2.0	1105	$3,100	$2.81	25d	1	1.29mi
6300 E Colorado St Unit A Long Beach, CA	2.0	2.0	924	$4,000	$4.33	44d	1	1.43mi
12200 Montecito Rd Seal Beach, CA	2.0–3.0	2.0	1128	$2,800	$2.48	8d	2	1.45mi

HOA detail condo

• Monthly dues: $518 · $6,216/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-15
   remarks 687-char remark
2. 2026-06-15
   listed $199,999 Active 1 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: $36,849
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − HOA: −$6,216
• − Depreciation: −$5,818
• Taxable income: $2,919
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $4,811/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

+49.4% since first listed

9 events — show timeline

• 2026-06-14 Listed $199,999 CRMLS
• 2020-01-27 Pending — CRMLS
• 2020-01-26 Listing Removed — CRMLS
• 2020-01-24 Relisted — CRMLS
• 2020-01-24 Price Changed $149,000 CRMLS
• 2019-12-20 Delisted — CRMLS
• 2019-09-22 Listed $160,000 CRMLS
• 2006-10-15 Sold (MLS) $130,500 CRMLS
• 2006-08-29 Listed $133,900 CRMLS