1260 Oakmont Rd Unit 53i · Seal Beach, CA
Flood risk 6/10 · Moderate
- FEMA flood zone
- X
- Chance of flooding over 30 yrs
- 0.27%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $659 – $1,223
Heat risk 5/10 · Moderate
- Hot days now (above 86°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 5/10 · Moderate
- Unhealthy air days now
- 7 days/yr
- Unhealthy air days in 30 yrs
- 9 days/yr
Risk factors via First Street. Map © Google.
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 +10.8/15.0
- Cash flow +6.7/30.0
- Schools +6.1/10.0
- 1% rule +5.3/10.0
- Condition / age +3.8/5.0
- Rent growth +3.7/5.0
- Livability +2.9/5.0
- DSCR +0.9/10.0
- Appreciation +0.0/10.0
$239,000
1260 Oakmont Rd Unit 53i · Seal Beach, CA 90740
1 bd · 1.0 ba · 600 sqft · Condo
· 99 Days on market
Built 1962
$398/sqft
· 7% below area
Est $258k · 7% under
$671/mo HOA · 27% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Mutual 6 Unit 53i - Carport 78 Stall #34. DRIVE UP access with abundant, close guest parking. .. to a conveniently located 1-bedroom, 1-bathroom home with close proximity to the North Gate for simple, effortless access for you and your guests. Enter through the large screened in private patio and step inside to discover a warm and inviting interior adorned with vinyl wood-look laminate flooring throughout. The spacious living area is enhanced by newer skylights with motorized openers, allowing natural light and fresh air to flood the space with a simple touch.
Key facts
- Remodeled bathroom
- Walk-in shower
- $671 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $239k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $183k (23.5% below list).
- Meets the 1% rule at list price ($2k rent vs $239k).
- Recommended offer: $183k (23.5% below list) — sets the bar for cash-flow.
- Cap rate 4.3% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
- This rent runs 34% 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 99 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 27% of rent.
- Climate carrying-cost: major 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
$182,951
(23.5% below list)
Questions for the listing agent
- 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?
- It's been on market 99 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
- Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 1.03% ✓
- Cap rate
- 4.35%
- Cash-on-cash
- -6.95%
- DSCR
- 0.69
- GRM
- 8.1
CMA / ARV
- ARV (median comp)
- $257,802
- List price
- $239,000
- Delta
- -7.29%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1520 Pelham Rd., M5-126E | 0.26mi | 1/1.0 | 600 (0%) | 0mo | $239,000 | $398 | 88 |
| 1470 Northwood Rd Unit 243D | 0.38mi | 1/1.0 | 600 (0%) | 0mo | $217,000 | $362 | 82 |
| 13500 St. Andrews Unit 7J | 0.36mi | 1/1.0 | 600 (0%) | 1mo | $235,000 | $392 | 82 |
| 13681 Saint Andrew Dr Unit 27J | 0.56mi | 1/1.0 | 600 (0%) | 1mo | $220,000 | $367 | 73 |
| 13140 Del Monte Dr Unit 52J/M16 | 0.59mi | 1/1.0 | 600 (0%) | 1mo | $230,000 | $383 | 72 |
| 13390 Fairfield lane 143I | 0.11mi | 1/1.0 | 700 (+17%) | 1mo | $240,000 | $343 | 69 |
| 13881 Thunderbird Unit 66H | 0.72mi | 1/1.0 | 600 (0%) | 0mo | $262,000 | $437 | 66 |
| 13520 El Dorado Dr Unit 50G | 0.11mi | 2/1.0 (+1) | 750 (+25%) | 1mo | $379,000 | $505 | 64 |
| 13701 Alderwood Ln W Unit 29E | 0.35mi | 1/1.0 | 718 (+20%) | 1mo | $315,000 | $439 | 58 |
| 13171 St. Andrews Dr. 7-154H | 0.26mi | 2/1.0 (+1) | 750 (+25%) | 1mo | $330,000 | $440 | 57 |
| 13610 Burning tree Ln Unit 3J | 0.60mi | 1/1.0 | 750 (+25%) | 1mo | $285,000 | $380 | 47 |
| 14001 Thunderbird Dr., M2-4J | 0.81mi | 2/1.0 (+1) | 750 (+25%) | 0mo | $310,000 | $413 | 35 |
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
- -25.0%
- Equity multiple
- 0.13×
- Total profit
- $-58,331
- Equity at exit
- $35,636
10-year hold
- IRR
- -14.1%
- Equity multiple
- 0.09×
- Total profit
- $-61,056
- Equity at exit
- $20,664
Cash invested: $66,920 (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.
Active competition Active MLS
- For sale now
- 1 active · 9 under contract
- Median asking
- $215,000 ($358/sqft)
- Median days on market
- 1 d
- This list price
- 100% of active listings are priced below it
- ARV vs active asking
- +19.9% above 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
- 8.1×
Monthly cashflow live
↻
- Estimated rent
- $2,450 medium interval (Pro) →
- Mortgage (P&I)
- −$1,253
- Tax est. 1.5%
- −$299 /mo · $3,585/yr
- Insurance
- −$100
- HOA
- −$671
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$514
- Net cashflow
- $-387
Break-even live
Break-even rent
$2,940
Max offer price
$182,951
Occupancy floor
—
Sensitivity live
| Price | -10% $-222 | -5% $-305 | +0% $-387 | +5% $-470 | +10% $-553 |
|---|---|---|---|---|---|
| Rent | -10% $-581 | -5% $-484 | +0% $-387 | +5% $-291 | +10% $-194 |
| Rate | -1.0pp $-267 | -0.5pp $-327 | base $-387 | +0.5pp $-449 | +1.0pp $-512 |
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
- $59,750
- Closing costs
- $7,170
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 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 | 139d | 1 | 0.63mi |
| 6838 E Bacarro St Unit A Long Beach, CA | 1.0 | 1.0 | 375 | $2,100 | $5.60 | 85d | 1 | 1.25mi |
| 5980 Bixby Village Dr Long Beach, CA | 1.0–2.0 | 1.0–2.0 | 815 | $2,749 | $3.37 | 0d | 10 | 1.45mi |
Property features AI
Finance
- Other
- Community size: approximately 6,600 unitsSubdivision: Leisure World (LW)Directions: Enter at main gate and ask for a map
- Financial info
- Association fee listed (monthly)
- HOA & community
- Part of an association (Mutual 6)Monthly association feeAssociation amenities: pool, spa, sauna, tennis, club house, recreational/multipurpose room, golf, controlled access, storage area, common RV parking, onsite property management, maintenance of grounds, pest control, trash serviceSenior communityCommunity features: curbs, street lighting, storm drains, sidewalks, park, suburban setting, golf course
Exterior
- Parking
- Detached carportOne parking space
- Security
- Gated community with attendant24-hour securityControlled accessOnsite property managementGuard service
- Utilities
- Public sewerDistrict/public water
- Home design
- Multi-family (attached unit)Stock cooperative ownershipSingle-story (one-level)Has a view
- Construction
- Concrete slab foundationCommon roof (shared)
- Exterior features
- Covered concrete patioPatio includedAssociation-maintained pool and spaNear public transitCommon roof
Interior
- Kitchen
- RefrigeratorElectric ovenElectric stoveFormica countersDesignated eating area
- Bedrooms
- All bedrooms on the main floorMain floor bedroom(s)
- Flooring
- Vinyl flooringLaminate flooring
- Bathrooms
- One full bathroom (main level)
- Heating & cooling
- Heat pump heatingDuctless systemsDual cooling (heat pump / ductless)
- Interior features
- Built-in storage and shelvingHigh ceilings (9 feet+), including cathedral/vaulted ceilingsOpen floor planStorage spaceOne-level living (main floor entry)
- Laundry & utility
- Community laundry facilities
HOA detail $671/mo · $8,052/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $239,000 Active 99 DOM
-
2026-09-23days on market $239,000 Active 98 DOM
-
2026-09-22days on market $239,000 Active 97 DOM
-
2026-09-21days on market $239,000 Active 96 DOM
-
2026-09-20days on market $239,000 Active 95 DOM
-
2026-09-19days on market $239,000 Active 94 DOM
-
2026-09-18days on market $239,000 Active 93 DOM
-
2026-09-17days on market $239,000 Active 92 DOM
-
2026-09-16days on market $239,000 Active 91 DOM
-
2026-09-15days on market $239,000 Active 90 DOM
-
2026-09-14days on market $239,000 Active 89 DOM
-
2026-09-13days on market $239,000 Active 88 DOM
-
2026-09-12days on market $239,000 Active 87 DOM
-
2026-09-11days on market $239,000 Active 86 DOM
-
2026-09-05days on market $239,000 Active 80 DOM
-
2026-09-04days on market $239,000 Active 79 DOM
-
2026-09-02days on market $239,000 Active 77 DOM
-
2026-08-31days on market $239,000 Active 75 DOM
-
2026-08-29days on market $239,000 Active 73 DOM
-
2026-08-28days on market $239,000 Active 72 DOM
-
2026-08-27days on market $239,000 Active 71 DOM
-
2026-08-26days on market $239,000 Active 70 DOM
-
2026-08-25days on market $239,000 Active 69 DOM
-
2026-08-24days on market $239,000 Active 68 DOM
-
2026-08-23days on market $239,000 Active 67 DOM
-
2026-08-22days on market $239,000 Active 66 DOM
-
2026-08-21days on market $239,000 Active 65 DOM
-
2026-08-20days on market $239,000 Active 64 DOM
-
2026-08-19days on market $239,000 Active 63 DOM
-
2026-08-18days on market $239,000 Active 62 DOM
-
2026-08-17days on market $239,000 Active 61 DOM
-
2026-08-16days on market $239,000 Active 60 DOM
-
2026-08-15days on market $239,000 Active 59 DOM
-
2026-08-14days on market $239,000 Active 58 DOM
-
2026-08-13days on market $239,000 Active 57 DOM
-
2026-08-12days on market $239,000 Active 56 DOM
-
2026-08-11days on market $239,000 Active 55 DOM
-
2026-08-10days on market $239,000 Active 54 DOM
-
2026-08-09days on market $239,000 Active 53 DOM
-
2026-08-08days on market $239,000 Active 52 DOM
-
2026-08-06days on market $239,000 Active 50 DOM
-
2026-08-05days on market $239,000 Active 49 DOM
-
2026-08-04days on market $239,000 Active 48 DOM
-
2026-08-03days on market $239,000 Active 47 DOM
-
2026-07-31days on market $239,000 Active 44 DOM
-
2026-07-30days on market $239,000 Active 43 DOM
-
2026-07-30days on market $239,000 Active 42 DOM
-
2026-07-28remarks 693-char remark
-
2026-07-28pricedays on market $239,000 Active 41 DOM
-
2026-07-26days on market $240,000 Active 39 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 6/10 Major FEMA zone X · 27% chance over 30 yrs
- Wildfire 1/10 Low
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $29,397
- − Mortgage interest
- −$13,388
- − Property taxes
- −$3,585
- − Insurance
- −$1,195
- − Repairs & maintenance
- −$2,352
- − Management
- −$2,352
- − HOA
- −$8,052
- − Depreciation
- −$6,953
- Taxable loss
- −$8,479
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,035
- After-tax cash flow
- $-2,613/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
75/100
Cosmetic rehab
Est. rehab $3,000–$9,000 screening
This well-maintained and updated townhouse is in good condition with minimal repairs needed. It offers a good balance of curb appeal and interior updates, making it a solid investment.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
- Both Updating the flooring — Modern flooring can improve the overall look and feel of the home ↑
- Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
- Both Updating the bathroom fixtures — Modern fixtures can improve the home's appeal and functionality ↑
ⓘ 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
- Severe rent burden
- 12% of renters
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
-4.0% since first listed2 events — show timeline
- 2026-06-19 Price Changed $240,000 CRMLS
- 2026-06-17 Listed $249,900 CRMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…