1200 Canoe Brook Dr M3 19 i · Seal Beach, CA 90740

$329,000

2 bd · 1.0 ba · 900 sqft · Condo · 9 Days on market

Built 1963 $619/mo HOA · 18% 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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

(M3-19F)(Carport 44-Space 12) Adorable 2-bedroom 1-bathroom corner unit with handy drive-up street parking. This charming and bright home is ready to move in and has a spacious living room that features double pane windows with blinds, a heat pump with air conditioning, and vinyl plank flooring. The kitchen has built-in appliances including a stove, oven, refrigerator, dishwasher, microwave, ceiling fan, skylight and vinyl plank flooring. The main bedroom has a wardrobe closet, double pane sliding glass doors to the patio. The bathroom with a washer/dryer, a cut-down shower for walk-in convenience, an added linen closet, an operable skylight. The second bedroom has a wardrobe closet and double pane window with blind. The lovely private patio has indoor/outdoor carpeting and a walk-in storage closet. The patio is a perfect place to entertain, read a book or simply relax and enjoy. 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), Post Office and Café.

Key facts

• Gated community
• More storage
• Heat pump

Tags

• GATED COMMUNITY
• ENCLOSED PATIO
• SCREENED IN FRONT PORCH
• HEAT PUMP
• PLANTATION SHUTTERS
• MORE STORAGE

Property features AI

Finance

• Other: Building is one of 12 units in the parcel; Community comprises many units (community-wide count listed)
• HOA & community: Part of Golden Rain association (monthly fee); Association amenities include: maintenance of grounds, sewer, security, clubhouse, billiard room, golf, pool, paddle tennis, outdoor cooking area, sport court, picnic area, barbecue, spa, water, gym/exercise room, pickleball, meeting room, bocce ball court, banquet facilities, onsite property management, pet rules, weight limit; Senior community

Exterior

• Parking: Detached carport (1 space)
• Security: Gated community with attendant; 24-hour security; Controlled access
• Utilities: Public sewer; District/public water
• Home design: Multi-family structure; Attached property; One story; Entry at level 1; Part of a stock cooperative; Located in Leisure World community
• Construction: Estimated year built
• Exterior features: Enclosed wrap-around patio; In-ground community pool (heated); In-ground community spa (heated); Sprinklers in front; Community sprinklers; Community has views

Interior

• Kitchen: Refrigerator; Electric oven; Electric stove; Water heater unit
• Bedrooms: 2 bedrooms on the main level; All bedrooms located on the main level
• Bathrooms: 1 full bathroom with shower; Main level bathroom(s) present
• Heating & cooling: Heat pump for heating and cooling
• Interior features: High ceilings (9 feet+); Open floor plan; Sliding glass door(s); One-level living
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (8.1% below list).
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $302k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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+, 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); 113 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,513/mo this rent would consume 49% of the median local household income ($85k/yr) (locally 730% of renters already pay >50% of income on rent) — 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,409 (8.1% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 7.8

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: -17.4%
• Equity multiple: 0.37×
• Total profit: $-57,919
• Equity at exit: $49,055

10-year hold

• IRR: -5.3%
• Equity multiple: 0.62×
• Total profit: $-35,360
• 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 →

ZIP-level market 90740

• Rents YoY: 4.8%
• Active inventory: 113
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,513 medium
• 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: −$619
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $-184

Break-even live

Break-even rent $3,746

Max offer price $302,409

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-70	+0% $-184	+5% $-297	+10% $-411
Rent	-10% $-461	-5% $-323	+0% $-184	+5% $-45	+10% $94
Rate	-1.0pp $-18	-0.5pp $-100	base $-184	+0.5pp $-269	+1.0pp $-356

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
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 E Colorado St Unit A Long Beach, CA	2.0	2.0	924	$4,000	$4.33	45d	1	0.96mi
1833 Flagstaff Ct Seal Beach, CA	2.0–4.0	1.0–4.0	1420	$3,348	$2.36	0d	1	1.35mi
333 1st St Seal Beach, CA	2.0	1.0–2.0	717	$3,735	$5.21	0d	1	1.41mi
5980 Bixby Village Dr Long Beach, CA	1.0–2.0	1.0–2.0	798	$3,627	$4.55	0d	18	1.47mi

HOA detail condo

• Monthly dues: $619 · $7,428/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $329,000 Active 9 DOM
2. 2026-06-18
   days on market $329,000 Active 6 DOM
3. 2026-06-17
   days on market $329,000 Active 5 DOM
4. 2026-06-16
   days on market $329,000 Active 4 DOM
5. 2026-06-15
   days on market $329,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $329,000 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 4/10 Moderate 7 d/yr ≥86°F today · 22 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: $42,157
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$2,442
• − Repairs & maintenance: −$3,373
• − Management: −$3,373
• − HOA: −$7,428
• − Depreciation: −$9,571
• Taxable loss: −$7,394
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-431/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

+48.2% since first listed

15 events — show timeline

• 2026-06-12 Listed $329,000 CRMLS
• 2026-04-15 Sold (MLS) $375,000 CRMLS
• 2026-03-17 Contingent — CRMLS
• 2026-01-30 Price Changed $375,000 CRMLS
• 2025-10-30 Listed $385,000 CRMLS
• 2024-10-29 Sold (MLS) $345,000 CRMLS
• 2024-09-01 Contingent — CRMLS
• 2024-08-15 Relisted — CRMLS
• 2024-08-10 Coming Soon $349,900 CRMLS
• 2022-08-04 Sold (MLS) $277,000 CRMLS
• 2022-06-22 Contingent — CRMLS
• 2022-06-08 Listed $269,000 CRMLS
• 2021-01-22 Sold (MLS) $220,000 CRMLS
• 2020-12-17 Contingent — CRMLS
• 2020-11-30 Listed $222,000 CRMLS