1075 Brookline Rd Unit M9-220E · Seal Beach, CA 90740

$329,000

2 bd · 1.0 ba · 1,150 sqft · Condo · 165 Days on market

55+ age-restricted Built 1962 Average condition $286/sqft · 10% below area Est $367k · 10% under $716/mo HOA · 20% of rent ↓ 4% 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).

• Cash flow +12.3/30.0
• ARV discount +12.2/15.0
• Schools +6.1/10.0
• 1% rule +5.3/10.0
• DSCR +3.9/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the larger two-bedroom floor plans in Leisure World, offering approximately 1,150 square feet and located toward the back of the community in a quieter area with less traffic. This home retains much of its original character and provides an excellent opportunity to reimagine the space and create a home tailored to your own style and vision. The kitchen and bath offer a blank canvas for thoughtful updates and design. Wood-look laminate flooring adds a clean, low-maintenance surface known for its durability and everyday practicality. The home also features a newer ductless mini-split air conditioning system with exterior condenser, providing efficient heating and cooling year-round. The home's orientation brings in warm afternoon light and pleasant sunset skies that brighten the living areas. Leisure World Seal Beach is a 55+ gated community offering resort-style amenities including a 9-hole golf course, swimming pool and spa, fitness center, pickleball and shuffleboard courts, six clubhouses, library, hobby and craft studios, numerous clubs.

Key facts

• Gated community
• 9-hole golf course
• $716 HOA

Tags

• TWO-BEDROOM FLOOR PLANS
• WOOD-LOOK LAMINATE FLOORING
• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• 9-HOLE GOLF COURSE
• SWIMMING POOL AND SPA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $329k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (12.6% below list).
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $288k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 96d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $3,507/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $10k 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 165 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (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; HOA is 20% of rent.
• 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 $287,690 (12.6% 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 165 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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 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: 1.07% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 7.8

CMA / ARV

• ARV (median comp): $367,126
• List price: $329,000
• Delta: -10.38%
• 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
13381 El Dorado Dr Unit 202C M8	0.35mi	2/1.0	1,100 (-4%)	0mo	$380,800	$346	76
13280 El Dorado Dr Unit 189E	0.21mi	2/1.5	1,050 (-9%)	0mo	$570,000	$543	74
13522 El Dorado Dr Unit 49L	0.43mi	2/1.0	1,100 (-4%)	0mo	$385,000	$350	73
13120 Del Monte Dr Unit 47H M15	0.66mi	2/1.0	1,150 (0%)	0mo	$424,000	$369	69
1670 Interlachen Rd., M12-43C	0.62mi	2/1.5	1,150 (0%)	0mo	$469,000	$408	68
13251 Del Monte Dr Unit 37-A	0.71mi	2/2.0	1,150 (0%)	0mo	$685,000	$596	63
1940 Mckinney Way Unit 18A M-15	0.83mi	2/1.0	1,100 (-4%)	0mo	$690,000	$627	57
13081 Del Monte Dr. #278e (M11)	0.65mi	2/1.0	1,050 (-9%)	0mo	$475,000	$452	55
13721 Alderwood Ln Unit 28F	0.76mi	2/1.5	1,050 (-9%)	0mo	$499,000	$475	48
3342 Bradbury #18	1.47mi	3/1.5 (+1)	1,216 (+6%)	0mo	$820,000	$674	48
12200 Montecito Rd Unit L208	1.38mi	3/2.0 (+1)	1,234 (+7%)	0mo	$613,000	$497	44
13601 Del Monte Dr Unit 82C	1.00mi	2/2.0	1,000 (-13%)	0mo	$483,250	$483	39

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: -19.5%
• Equity multiple: 0.30×
• Total profit: $-64,349
• Equity at exit: $49,055

10-year hold

• IRR: -7.6%
• Equity multiple: 0.47×
• Total profit: $-49,108
• Equity at exit: $28,446

Cash invested: $92,120 (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 →

Active competition Active MLS

• For sale now: 1 active · 11 under contract
• Median asking: $550,000 ($500/sqft)
• Median days on market: 75 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -36.2% 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: 7.8×

Monthly cashflow live

• Estimated rent: $3,507 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$716
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $-285

Break-even live

Break-even rent $3,868

Max offer price $287,690

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-172	+0% $-285	+5% $-399	+10% $-513
Rent	-10% $-563	-5% $-424	+0% $-285	+5% $-147	+10% $-8
Rate	-1.0pp $-120	-0.5pp $-202	base $-285	+0.5pp $-371	+1.0pp $-457

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: $82,250
• Closing costs: $9,870
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13240 St Andrews Dr Unit 254D Seal Beach, CA	2.0	1.0	1100	$2,800	$2.55	41d	1	0.44mi
6817 E Bacarro St Long Beach, CA	3.0	2.0	1234	$5,000	$4.05	106d	1	0.88mi
7032 E El Cedral St Long Beach, CA	3.0	2.0	1208	$4,550	$3.77	0d	1	0.95mi
13601 Del Monte Dr Unit 77C Seal Beach, CA	2.0	2.5	1165	$2,450	$2.10	95d	1	1.03mi
7084 Island Village Dr Long Beach, CA	3.0	2.0	1227	$4,263	$3.47	115d	1	1.07mi
1833 Lees Ave Long Beach, CA	3.0	2.0	1172	$4,250	$3.63	74d	1	1.16mi
5980 Bixby Village Dr Long Beach, CA	1.0–2.0	1.0–2.0	815	$3,647	$4.47	0d	10	1.20mi
12400 Montecito Rd Seal Beach, CA	2.0	2.0	1220	$3,550	$2.91	140d	1	1.24mi
12400 Montecito Rd #209 Seal Beach, CA	2.0	2.0	1105	$3,100	$2.81	120d	1	1.25mi
11796 Kensington Rd Rossmoor, CA	2.0	2.0	800	$3,200	$4.00	139d	1	1.33mi
12200 Montecito Rd Seal Beach, CA	3.0	2.0	1172	$4,075	$3.48	6d	2	1.37mi
12200 Montecito Rd Seal Beach, CA	2.0–3.0	2.0	1128	$2,800	$2.48	103d	2	1.37mi
5926 Bixby Village Dr Long Beach, CA	1.0–2.0	1.0–2.0	875	$3,856	$4.41	0d	17	1.38mi
12200 Montecito Rd Unit L107 Seal Beach, CA	3.0	2.0	1221	$4,500	$3.69	120d	1	1.40mi
436 N Bellflower Blvd #201 Long Beach, CA	2.0	2.0	1028	$3,400	$3.31	51d	1	1.49mi

HOA detail $716/mo · $8,592/yr condo

• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-16
   days on market $329,000 Active 165 DOM
2. 2026-09-15
   days on market $329,000 Active 164 DOM
3. 2026-09-14
   days on market $329,000 Active 163 DOM
4. 2026-09-13
   days on market $329,000 Active 162 DOM
5. 2026-09-12
   days on market $329,000 Active 161 DOM
6. 2026-09-11
   days on market $329,000 Active 160 DOM
7. 2026-09-05
   days on market $329,000 Active 154 DOM
8. 2026-09-04
   days on market $329,000 Active 153 DOM
9. 2026-09-02
   days on market $329,000 Active 151 DOM
10. 2026-08-31
    days on market $329,000 Active 149 DOM
11. 2026-08-29
    days on market $329,000 Active 147 DOM
12. 2026-08-28
    days on market $329,000 Active 146 DOM
13. 2026-08-27
    days on market $329,000 Active 145 DOM
14. 2026-08-26
    days on market $329,000 Active 144 DOM
15. 2026-08-25
    days on market $329,000 Active 143 DOM
16. 2026-08-24
    days on market $329,000 Active 142 DOM
17. 2026-08-23
    days on market $329,000 Active 141 DOM
18. 2026-08-22
    days on market $329,000 Active 140 DOM
19. 2026-08-21
    days on market $329,000 Active 139 DOM
20. 2026-08-20
    days on market $329,000 Active 138 DOM
21. 2026-08-19
    days on market $329,000 Active 137 DOM
22. 2026-08-18
    days on market $329,000 Active 136 DOM
23. 2026-08-17
    days on market $329,000 Active 135 DOM
24. 2026-08-16
    days on market $329,000 Active 134 DOM
25. 2026-08-15
    days on market $329,000 Active 133 DOM
26. 2026-08-14
    days on market $329,000 Active 132 DOM
27. 2026-08-13
    days on market $329,000 Active 131 DOM
28. 2026-08-12
    days on market $329,000 Active 130 DOM
29. 2026-08-11
    days on market $329,000 Active 129 DOM
30. 2026-08-10
    price $329,000 Active 128 DOM
31. 2026-08-10
    days on market $364,900 Active 128 DOM
32. 2026-08-09
    days on market $364,900 Active 127 DOM
33. 2026-08-08
    days on market $364,900 Active 126 DOM
34. 2026-08-06
    days on market $364,900 Active 124 DOM
35. 2026-08-05
    days on market $364,900 Active 123 DOM
36. 2026-08-04
    days on market $364,900 Active 122 DOM
37. 2026-08-03
    days on market $364,900 Active 121 DOM
38. 2026-07-31
    days on market $364,900 Active 118 DOM
39. 2026-07-30
    days on market $364,900 Active 117 DOM
40. 2026-07-30
    days on market $364,900 Active 116 DOM
41. 2026-07-28
    days on market $364,900 Active 115 DOM
42. 2026-07-26
    days on market $364,900 Active 113 DOM
43. 2026-07-24
    days on market $364,900 Active 111 DOM
44. 2026-07-23
    days on market $364,900 Active 110 DOM
45. 2026-07-22
    days on market $364,900 Active 109 DOM
46. 2026-07-21
    days on market $364,900 Active 108 DOM
47. 2026-07-20
    days on market $364,900 Active 107 DOM
48. 2026-07-18
    days on market $364,900 Active 105 DOM
49. 2026-07-18
    days on market $364,900 Active 104 DOM
50. 2026-07-16
    days on market $364,900 Active 103 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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $42,085
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$2,442
• − Repairs & maintenance: −$3,367
• − Management: −$3,367
• − HOA: −$8,592
• − Depreciation: −$9,571
• Taxable loss: −$8,618
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-1,358/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

Average 55/100 Cosmetic rehab Est. rehab $5,750–$17,250 screening

This home has average condition with cosmetic updates needed to modernize the kitchen and bath, and replace sliding glass doors. The home is move-in ready with a good HVAC system and low-maintenance landscaping.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bath cabinets — dated design
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to buyers and renters ↑
• Both update bath cabinets and countertops — modernizing the bath would appeal to buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace sliding glass doors — newer doors would improve the home's curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

-3.7% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $364,900 CRMLS
• 2026-04-06 Relisted — CRMLS
• 2026-03-17 Listed $379,000 CRMLS