Homes for Sale near Adventist Union School

• 

  

  

  /3

  $1,200,000

  • 8 Beds
  • 4 Baths
  • 6,144 Sq Ft

  6110 Long Beach Blvd, Long Beach, CA 90805

  Excellent investment opportunity with strong upside potential! Current rents are below market, offering significant room for income growth. The vacant first floor provides flexible future uses - ideal for conversion to retail space or additional residential units (buyer to verify). Situated in an up-and-coming neighborhood with increasing demand and development activity, this property is

  Nathan Sabzerou Sabzerou Realty Group

  6110 Long Beach Blvd, Long Beach, CA 90805
• 

  

  

  /7

  $209,900

  • 2 Beds
  • 2 Baths

  13440 Lakewood Blvd Unit 96, Bellflower, CA 90706

  Condesa Village Space 96 offers a modern, easygoing lifestyle in a brand-new Cavco Canyon Lake home designed for comfort and flow. The open-concept layout creates a natural gathering space for cooking, relaxing, and entertaining, while the spacious kitchen with quartz countertops and stainless steel appliances anchors the home with a clean, contemporary feel. Natural light fills the interior, and

  Karen Shepherd HomeQuest

  13440 Lakewood Blvd Unit 96, Bellflower, CA 90706
• 

  

  

  /8

  $770,000

  • 2 Beds
  • 1 Bath
  • 1,110 Sq Ft

  6449 Lemon Ave, Long Beach, CA 90805

  Very Nicely upgraded Long Beach Home. 2 Bedroom with added family room. Beautiful newer flooring and new windows. Central Air. Private rear yard with covered patio. Long driveway and 2 car garage. Perfect investment property to begin or add to you investment portfolio.

  Sal Shandra Casa Linda Realtors Inc.

  6449 Lemon Ave, Long Beach, CA 90805
• 

  

  

  /18

  $3,395,000

  • 12 Beds
  • 12 Baths
  • 6,966 Sq Ft

  6064 Atlantic Ave, Long Beach, CA 90805

  Huge 500k Price Reduction! 100% Renovated 12-unit apartment building cash flowing at an amazing current 7% Cap Rate from day 1. Preliminary plans to add 8 detached ADUs to achieve a remarkable 10.3% Cap Rate, 7.6 GRM, and 207k/unit after taking into account all construction costs (~745k assuming $225/SF). The property features an easy to rent unit mix of 12 (1-bed/1bath) units including 4

  Armin Soleimani Global Platinum Properties, Inc.

  6064 Atlantic Ave, Long Beach, CA 90805
• 

  

  

  /14

  $699,000

  • 3 Beds
  • 1 Bath
  • 1,349 Sq Ft

  11579 Virginia Ave, Lynwood, CA 90262

  Excellent opportunity in Lynwood with strong upside potential. This 3-bedroom, 1-bath home sits on a spacious lot and is ideal for buyers looking to renovate or invest. The property also includes a detached unpermitted ADU offering approximately 380 square feet of additional flexible-use space, including a sitting area, bedroom area, and bathroom. Two-car garage with high ceilings provides

  Aaron Montelongo Compass

  11579 Virginia Ave, Lynwood, CA 90262
• 

  

  /34

  $980,000 Open Thu 1PM - 4:30PM

  • 3 Beds
  • 3 Baths
  • 1,471 Sq Ft

  13741 Carfax Ave, Bellflower, CA 90706

  Welcome to 13741 Carfax Avenue! This brand-new house in Bellflower is super modern and ready for someone to move right in. It has 3 bedrooms and 3 nice bathrooms, so there’s plenty of space for everyone. Everything inside is brand new — floors, lights, and $10K in brand new kitchen appliances! The kitchen looks amazing with shiny counters and all-new stainless-steel appliances. The living room

  Julie Ledesma Keller Williams SELA

  13741 Carfax Ave, Bellflower, CA 90706
• 

  

  /38

  $635,000

  • 2 Beds
  • 1 Bath
  • 1,106 Sq Ft

  110 W Forhan St, Long Beach, CA 90805

  Beautifully maintained single-family residence located in the desirable Longwood neighborhood of Long Beach. Recent updates enhance the home’s overall condition and appeal. The main living area features a light-filled, open-concept floor plan that creates a warm and inviting atmosphere. The well-sized kitchen offers abundant cabinetry and stainless steel appliances—ideal for everyday living and

  Ramona Bleick Coldwell Banker Envision

  110 W Forhan St, Long Beach, CA 90805
• 

  

  /28

  $750,000 Open Sat 1PM - 3:30PM

  • 3 Beds
  • 4 Baths
  • 1,870 Sq Ft

  5786 Acacia Ln, Lakewood, CA 90712

  Welcome to 5786 Acacia — where light, layout, and lifestyle collide. This expansive corner-unit townhome is drenched in natural light and designed for the way you actually live. With 3 bedrooms, 2 full baths, and 2 half baths, every level delivers space, flexibility, and flow. Step inside and you’re greeted by a generous first-floor bonus room — the ultimate flex space. Home office? Private gym?

  Travis Jackson WERE Real Estate Inc

  5786 Acacia Ln, Lakewood, CA 90712
• 

  

  /53

  $1,995,000

  • 5 Beds
  • 4 Baths
  • 3,510 Sq Ft

  8906 Brock Ave, Downey, CA 90240

  Located in the highly desirable North Downey neighborhood, this spacious 5 bedroom, 4 bathroom home blends elegance, comfort, and modern design. The home has impressive curb appeal with a stamped concrete driveway, stucco exterior with stone accents, a sharp tile roof, and a double wrought iron front door. The formal living room with fireplace and formal dining room create the perfect setting for

  Michael Berdelis 24 Hour Real Estate

  8906 Brock Ave, Downey, CA 90240
• 

  

  /30

  $244,000

  • 3 Beds
  • 2 Baths
  • 1,040 Sq Ft

  16600 Orange Ave Unit 130, Paramount, CA 90723

  Price improvement! Welcome to this stunning mobile home in a highly sought-after Paramount neighborhood! Built in 2023 and fully remodeled, this home features 3 spacious bedrooms and 2 modern bathrooms with an open, inviting floor plan. Highlights include a long driveway with space for up to 3 cars, stylish updated finishes throughout, a bright and comfortable living space, and central air and

  Eric Garcia Century 21 Realty Masters

  16600 Orange Ave Unit 130, Paramount, CA 90723
• 

  

  /14

  $567,000

  • 2 Beds
  • 1 Bath
  • 904 Sq Ft

  16902 Chaparral Ave, Cerritos, CA 90703

  Move-In Ready Gem in Cerritos Villas! Welcome to your new home! This stunning, turnkey townhome offers the perfect blend of comfort, modern updates, and an unbeatable location within the esteemed ABC School District. Whether you're a first-time buyer or looking to downsize in style, this property is truly a "must-see." Home Highlights: Modern Kitchen: Recently refreshed with a brand-new

  Donica Zaid eXp Realty of California Inc

  16902 Chaparral Ave, Cerritos, CA 90703
• 

  

  /17

  $674,999

  • 2 Beds
  • 2 Baths
  • 1,100 Sq Ft

  6773 Curtis Ave, Long Beach, CA 90805

  Beautifully remodeled 2 Bedroom-2 Bath home with an extra room in the back of the house that could be used as a third bedroom or office. New Flooring! New baseboards! New Paint inside and out! New Fixtures! New Kitchen cabinets! Patio with large backyard. Detached garage with alley entrance. Perfect for an ADU conversion. Great Starter home in Long Beach!

  Jose Unzueta Elite Homes Realty

  6773 Curtis Ave, Long Beach, CA 90805
• 

  

  /40

  $364,800

  • 2 Beds
  • 1 Bath
  • 771 Sq Ft

  11410 Dolan Ave Unit 341, Downey, CA 90241

  55+ Senior condo. Only 55 years old and up may live in the premise by HOA rules and regulations. There are only 6 of 2 bedrooms units out whole 127 units in the building. RARE opportunity to own a TWO bedroom senior condo in nice neighborhood in Downey. Walking distance to many restaurants, theatre, shopping and entertainment. Large kitchen with full bathroom. Washer and dryer in UNIT. Owner must

  Tom-Chang Kim Mega Realty

  11410 Dolan Ave Unit 341, Downey, CA 90241
• 

  

  /8

  $1,000,000

  • 6 Beds
  • 6 Baths
  • 2,140 Sq Ft

  15412 S Atlantic Ave, Compton, CA 90221

  We are pleased to present 15412 S Atlantic Avenue, a 6 unit investment opportunity not subject to LA RSO in Compton, CA. The property is comprised of six bungalow-style totaling 2,140 SF with a unit mix of all (5) 1 Bed / 1 Bath units and (1) Studio. There are currently (5) Section 8 tenants in-place: 1 Bed/ 1 Bath units ranging from $1,486 - $1,800. The remaining Studio is currently rented below

  Brandon Evans Lyon Stahl Investment Real Estate, Inc.

  15412 S Atlantic Ave, Compton, CA 90221
• 

  

  /14

  $315,000

  • 1 Bed
  • 1 Bath
  • 641 Sq Ft

  5530 Ackerfield Ave Unit 314, Long Beach, CA 90805

  Welcome to this recently updated and well-maintained 1 bedroom, 1 bathroom corner unit condo offering comfortable, low-maintenance living. The home features a bright and inviting living area, a functional kitchen, and a spacious bedroom designed for everyday ease. As a corner unit, it offers added privacy and natural light. Enjoy the convenience of an assigned covered parking space located just

  Edgar Rangel Circle Real Estate

  5530 Ackerfield Ave Unit 314, Long Beach, CA 90805
• 

  

  /11

  $1,150,000

  • 3 Beds
  • 3,194 Sq Ft

  45 E 69th Way, Long Beach, CA 90805

  Calling all investors! Don’t miss this value-add six-unit income property located in the City of Long Beach. Conveniently situated near schools, Compton College, shopping centers, and major freeways, this property offers strong fundamentals and excellent upside. No rent control, with current rents below market, providing a clear path to increased cash flow and an estimated potential nine cap

  EDUARDO VASQUEZ Smart Sell Real Estate

  45 E 69th Way, Long Beach, CA 90805
• 

  

  /45

  $599,950

  • 3 Beds
  • 2 Baths
  • 967 Sq Ft

  11961 170th St, Artesia, CA 90701

  FIRST TIME & VA BUYERS WELCOME! Welcome to this beautifully maintained and versatile single-family home in the heart of Artesia, offering exceptional flexibility, comfort, and investment potential. Currently configured as two separate living spaces a 1-bedroom, 1-bath unit in the front and a 1-bedroom, 1-bath unit in the back, each with its own private entrance, this property is ideal for

  George Valencia Century 21 A Better Service

  11961 170th St, Artesia, CA 90701
• 

  

  /18

  $657,300

  • 3 Beds
  • 1 Bath
  • 862 Sq Ft

  13947 Downey Ave, Paramount, CA 90723

  Welcome to 13947 Downey Avenue, a perfectly positioned home sitting just "one block away" from the city of Downey. This property offers the unique advantage of Paramount value with immediate access to Downey’s premier shopping, dining, and entertainment hubs. Whether you're a first-time buyer or looking for a central SoCal base, this location delivers. This 3bed 1bad makes it a great home for a

  Adrian Cafuentes PAK Home Realty

  13947 Downey Ave, Paramount, CA 90723
• 

  

  /55

  $950,000

  • 4 Beds
  • 2 Baths
  • 1,971 Sq Ft

  10939 Little Lake Rd, Downey, CA 90241

  Welcome to this great family home in the City of Downey. This spacious home was built in 1996 with Wilderness Park right behind it, just a few steps away. This home consist of 4 bedrooms, 2 bathrooms, the upstairs leads you to The Master Suite with lounge, spacious closet and has a wonderful view to the park. There is a cozy fire place in the family room, low maintenance yard, and an unfinished

  Ludy Merida Century 21 LOTUS

  10939 Little Lake Rd, Downey, CA 90241
• 

  

  /36

  $919,000

  • 5 Beds
  • 3 Baths
  • 1,986 Sq Ft

  410 E 60th St, Long Beach, CA 90805

  This Long Beach duplex offers a rare blend of comfort, functionality, and strong monthly income potential. Unit 1 features 3 spacious bedrooms, 2 full bathrooms, a detached 2-car garage, and a long driveway that provides generous parking options.Unit 2 includes 2 bedrooms, 1 full bathroom, and a 2-car attached garage with convenient alley access, giving each household its own private entry

  Truc Truong Superior Real Estate Group

  410 E 60th St, Long Beach, CA 90805
• 

  

  /27

  $767,900

  • 3 Beds
  • 2 Baths
  • 1,304 Sq Ft

  11434 Littchen St, Norwalk, CA 90650

  Location Location Location........... Beautiful Property conveniently located in the City of Norwalk. Near 105, 605, 91, and 5 freeways. Property features a 3 bedroom/2 bathroom house, a living room, a large family room, one of the bathrooms has a built-in jacuzzi. Property also has an exterior BONUS ROOM WITH A BATHROOM, a small STORAGE ROOM in the back.......... ALSO, THIS PROPERTY OFFERS AN

  Marcelino Vargas Excellence RE Real Estate

  11434 Littchen St, Norwalk, CA 90650
• 

  

  /30

  $850,000

  • 3 Beds
  • 3 Baths
  • 1,504 Sq Ft

  242 E Del Amo Blvd, Long Beach, CA 90805

  Rare opportunity to acquire a move-in ready triplex offering exceptional flexibility for owner-occupants and investors alike. This property features a separate 2-bedroom, 1-bath single-family home along with a duplex consisting of a studio unit on the ground level and a 1-bedroom unit on the second floor. All units are well maintained and in rent ready condition. The detached 2-bedroom home

  Krissy Mussenden Buckingham Investments, Inc

  242 E Del Amo Blvd, Long Beach, CA 90805
• 

  

  /16

  $249,000

  • 2 Beds
  • 2.5 Baths
  • 1,144 Sq Ft

  16600 Orange Ave Unit 146, Paramount, CA 90723

  This 2 bed/ 2 bath home is located in a highly desirable family community. Home has an addition that adds 2 bonus rooms (complete with separate entry off the large patio seating area. Home has a two car, tandem garage, where one space has been converted to an office or workspace. The garage also has an additional 1/2 bath. The office also has an additional storage room the is approx 114'. there

  Todd Thomas The Global Equities Group

  16600 Orange Ave Unit 146, Paramount, CA 90723
• 

  

  /37

  $619,000

  • 3 Beds
  • 3 Baths
  • 1,040 Sq Ft

  17888 Alburtis Ave, Artesia, CA 90701

  This wonderful 55+ gated senior condominium in the heart of city of Artesia is rare to find. Unit features 3 bedrooms 3 bath with two Master suites. Laminate wood flooring and carpet in all the bedrooms. Upgraded Wood Cabinets with Granite counter tops and modern Kitchen Appliances. Inside Laundry with standup Washer and Dryer are included. Club house access also available, its furnished with TV,

  Sue Luan Amberwood Real Estate

  17888 Alburtis Ave, Artesia, CA 90701
• 

  

  /25

  $585,000

  • 2 Beds
  • 1 Bath
  • 836 Sq Ft

  8211 Wilbarn St, Paramount, CA 90723

  Beautifully updated 2-bedroom, 1-bath home with a versatile bonus room perfect as a 3rd bedroom or office. Enjoy a remodeled bathroom, kitchen upgrades, waterproof laminate flooring in bedrooms, tile in living areas, and added natural light from skylight tubes. Home features include a newer roof, new water heater, inside laundry hookups, and a new 6-ft brick wall for added privacy. Move-in ready

  Hanna Kim COMPLETE HOME REALTY

  8211 Wilbarn St, Paramount, CA 90723
• 

  

  /16

  $1,050,000

  • 4 Beds
  • 2 Baths
  • 1,714 Sq Ft

  8312 Devenir Ave, Downey, CA 90242

  Welcome to 8312 Devenir – A Beautifully Upgraded Home! This stunning residence features a desirable floor plan with 3 spacious bedrooms, 2 modern bathrooms, 4th bedroom is used as a Formal Family Room and a 2-car garage. Enjoy year-round comfort with central A/C and heating. The home boasts a fully upgraded interior, including a dedicated laundry room for added convenience. Step outside to a

  Jack Madrid HomeSmart Realty Group

  8312 Devenir Ave, Downey, CA 90242
• 

  

  /25

  $619,000

  • 3 Beds
  • 2 Baths
  • 1,422 Sq Ft

  6733 Caro St Unit 47, Paramount, CA 90723

  Well-maintained 3-bedroom, 2-bath, two-story condo located in a gated, landscaped community in Paramount with convenient access to Los Angeles, Long Beach, and Orange County. The home features a bright living area with balcony access, an open kitchen, and a practical layout designed for comfort and privacy. The upstairs primary suite includes a private bathroom and two spacious closets. Two

  Brian Dombroski Dombroski Realty

  6733 Caro St Unit 47, Paramount, CA 90723
• 

  

  /18

  $89,000

  • 1 Bed
  • 1 Bath
  • 500 Sq Ft

  16511 Garfield Ave Unit D40, Paramount, CA 90723

  55+ COMMUNITY -Welcome to this newer-built mobile home offering exceptional space, comfort, and convenience. Centrally located near major freeway access, shopping, dining, and everyday essentials, this home provides the perfect blend of accessibility and easy living.Step inside to a bright, open floor plan filled with natural light. The spacious living room features a cozy fireplace with a

  Carlos Herrera Realty One Group United

  16511 Garfield Ave Unit D40, Paramount, CA 90723
• 

  

  /27

  $675,500

  • 2 Beds
  • 1 Bath
  • 1,422 Sq Ft

  10970 Ruth St, Lynwood, CA 90262

  Welcome to this beautifully maintained and exceptionally versatile home in Lynwood! Offering far more than meets the eye, this property combines comfortable living with incredible practicality.HOME HIGHLIGHTS:Bright & Open Living:924 sq ft main home with 2 bedrooms, 1 bathroom, a welcoming living room, and a functional kitchen.Incredible Added Space: A fantastic 498 sq ft den with

  Andre Durango Remington RE Services

  10970 Ruth St, Lynwood, CA 90262
• 

  

  /51

  $449,000

  • 1 Bed
  • 1 Bath
  • 848 Sq Ft

  13936 Edgewater Dr Unit 122, Norwalk, CA 90650

  Fantastic opportunity to own this charming condo in the gated Benton Bay community in the City of Norwalk. Pride of ownership shines throughout this beautifully maintained 1-bedroom, 1-bathroom unit which includes in-unit laundry. Located in a peaceful interior spot within the complex, the condo is conveniently close to the pool. Enjoy views of the tranquil creek from your private balcony-a

  Hector Molina NT & Associates, Inc.

  13936 Edgewater Dr Unit 122, Norwalk, CA 90650
• 

  

  /20

  $1,899,999

  • 9 Beds
  • 6 Baths
  • 3,318 Sq Ft

  4745 Pixie Ave, Lakewood, CA 90712

  Exceptional turnkey income and lifestyle opportunity in the desirable Lakewood Mutuals neighborhood. This unique property features a fully remodeled single-family home plus two brand-new ADU apartment units, offering flexibility for investors, owner-occupants, or multi-generational living. The front residence offers approximately 1,218 square feet with 3 bedrooms and 2 bathrooms, completely

  Aldo Baltodano Greenpoint Real Estate Services

  4745 Pixie Ave, Lakewood, CA 90712
• 

  

  /9

  $1,099,000

  • 5 Beds
  • 4 Baths
  • 2,400 Sq Ft

  5174 Linden Ave, Long Beach, CA 90805

  Located in the heart of Long Beach, this multi-unit apartment building offers a prime investment opportunity for those looking to capitalize on the city's growing real estate market. The building features a mix of one and two bedroom units, providing a diverse tenant base and consistent rental income potential. In addition, there's a possibilitiy to build add-on units in the empty lot. Its

  Ivette Reese Koinos Real Estate Group

  5174 Linden Ave, Long Beach, CA 90805
• 

  

  /17

  $138,900

  • 2 Beds
  • 1 Bath
  • 500 Sq Ft

  9020 Somerset Blvd Unit 19, Bellflower, CA 90706

  Welcome to this beautifully updated manufactured home located in the desirable San Antonio Trailer Park in Bellflower. This home features an upgraded interior with a remodeled kitchen and living room, offering a bright and inviting open feel. The kitchen boasts modern cabinetry, updated countertops, and ample storage, making it perfect for everyday living and entertaining. Motivated seller! Own

  Marco Merced Realty ONE Group Empire

  9020 Somerset Blvd Unit 19, Bellflower, CA 90706
• 

  

  /5

  $2,375,000

  • 2 Beds
  • 1 Bath
  • 6,808 Sq Ft

  46 E Plymouth St, Long Beach, CA 90805

  The Plymouth Street Apartments is an 8-unit apartment community located in the City of Long Beach, one of the premier rental markets in Los Angeles County, California. Built in 1964, the property features an attractive and consistent unit mix comprised entirely of two-bedroom/ one-bathroom units, totaling approximately 6,808 square feet on a 7,424 square foot lot. Recent capital improvements

  Greg Bassirpou Marcus & Millichap RE Invest

  46 E Plymouth St, Long Beach, CA 90805
• 

  

  /20

  $791,000

  • 2 Beds
  • 1 Bath
  • 879 Sq Ft

  416 E 57th St, Long Beach, CA 90805

  More pictures coming soon!!! Welcome to this charming two-bedroom, one-bathroom home located in the heart of North Long Beach. This inviting home offers a bright and functional layout with a cozy living area filled with natural light, a practical kitchen, laundry hook-ups, and a seamless flow that makes the private yard perfect for relaxing and entertaining guests. Investors, here is a project

  Botthyda Chan Re/Max Top Producers

  416 E 57th St, Long Beach, CA 90805
• 

  

  /3

  $200,000

  • 4 Beds
  • 2 Baths
  • 1,152 Sq Ft

  6475 Atlantic Ave Unit 911, Long Beach, CA 90805

  This beautifully renovated home in the sought-after Villa Park community has been transformed from top to bottom. Step inside to discover a bright, open-concept floor plan featuring brand-new, high-end flooring and a designer-inspired kitchen with sleek cabinetry and ample counter space. Enough parking for 3 vehicles: two in the driveway and one in the back. Located in a secure, 24-hour

  Lourdes Pan RE/MAX Dynasty

  6475 Atlantic Ave Unit 911, Long Beach, CA 90805
• 

  

  /14

  $699,000

  • 3 Beds
  • 2 Baths
  • 1,260 Sq Ft

  13438 Obispo Ave, Paramount, CA 90723

  Welcome to this beautifully maintained 3-bedroom, 1.5-bath residence, thoughtfully remodeled in recent years with updated flooring, fresh paint, and modern fixtures throughout. The bright and functional layout provides ample space for everyday living and entertaining. The kitchen features contemporary finishes and flows seamlessly into the living and dining areas. The garage has been converted

  Anthony Ontiveros VIP RE Firm

  13438 Obispo Ave, Paramount, CA 90723
• 

  

  /50

  $1,550,000

  • 6 Beds
  • 4 Baths
  • 2,414 Sq Ft

  21005 Longworth Ave, Lakewood, CA 90715

  Welcome to this exceptional, move-in-ready property offering two homes on one lot (8,638 SQFT), situated on a quiet cul-de-sac in the highly regarded ABC School District. Showcasing true pride of ownership, this rare offering combines comfort, versatility, and modern efficiency—ideal for multi-generational living, rental income, or extended family. The main residence, approximately 1,189 square

  Christopher Phipps Realty One Group West

  21005 Longworth Ave, Lakewood, CA 90715
• 

  

  /11

  $437,500

  • 2 Beds
  • 2 Baths
  • 770 Sq Ft

  11410 Brookshire Ave Unit 319, Downey, CA 90241

  Nestled in the beloved city of Downey on the outskirts of downtown, this beautifully updated 55+ condo offers comfort, convenience, and exceptional value! Thoughtfully updated with new flooring, fresh paint, modern fixtures, and new baseboards. Not only is this condo turnkey but it is also perfect for those on a fixed income since it is priced phenomenally and features incredible amenities,

  Kevin Messiha Keller Williams SELA

  11410 Brookshire Ave Unit 319, Downey, CA 90241
• 

  

  /28

  $730,000

  • 2 Beds
  • 4 Baths
  • 1,700 Sq Ft

  5740 Acacia Ln, Lakewood, CA 90712

  Welcome to 5740 Acacia Lane, a beautifully designed three-story townhome offering modern comfort, flexible living spaces, and an ideal layout for today’s lifestyle. Upon entry, you’re greeted by direct access from the private two-car garage and a versatile den or optional third bedroom, complete with a convenient half bathroom — perfect for guests, a home office, gym, or multi-generational

  Tyler Luckey Compass

  5740 Acacia Ln, Lakewood, CA 90712

Showing Results 281 - 320, Page 8 of 13