21851 Newland St #214 · Huntington Beach, CA 92646

$109,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 62 Days on market

Built 2020 32 ac lot Est $220k · 50% under ↓ 4% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 21851 Newland Street # 214 in Huntington Beach, a newer build, located in the highly desirable Huntington by the Sea community just moments from the sand. This coastal home offers an incredible opportunity to enjoy beach living in one of the area’s most sought-after manufactured home communities. Huntington by the Sea is a gated community known for its resort-style amenities, including a clubhouse, pool, spa, fitness center, and beautifully maintained grounds. Residents enjoy an active lifestyle with community events and easy access to the beach, Pacific City, downtown Huntington Beach, shopping, dining, and major freeways. Whether you are seeking a primary residence or a b

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• CLUBHOUSE
• POOL
• SPA
• FITNESS CENTER
• MAINTAINED GROUNDS

Property features AI

Finance

• Other: Pets allowed; Community features include gutters, street lighting, storm drains, and sidewalks
• Financial info: Park name: Huntington Beach by the Sea; Land lease amount: $3,538.07 per month
• HOA & community: Land lease (monthly); Land lease amount charged monthly

Exterior

• Parking: Paved driveway; Attached carport
• Security: Gated community; Automatic gate; 24-hour security; Resident manager
• Utilities: Private water; Public sewer
• Home design: Single-story home; Front entry; Mobile/manufactured home (20' x 56'); Has view; Ocean access
• Construction: Mobile home remains on lot; Single-story construction
• Exterior features: Covered front porch; Wood porch/deck; Open patio; Patio; Deck; Private in-ground pool (association); Association pool

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Microwave; Refrigerator; Gas range; Gas oven; Dishwasher
• Bedrooms: All bedrooms on ground level; Primary bedroom with private bathroom
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Double sinks in primary bath; Walk-in shower; Shower over tub; Bathroom closet/storage
• Heating & cooling: Central air conditioning; Central furnace; Fireplace
• Interior features: Ceiling fan; Blinds; Carbon monoxide detector(s); Smoke detector; 24-hour security; Resident manager; Automatic gate; Association spa (in-ground); Window coverings
• Laundry & utility: Separate laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.5% vs local median 1.6% in Huntington 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 39% of the median local income ($131k/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 $760 of loan paydown is wiped out by about $3k 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 + 1.2% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $25k (19%) 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.
• 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 $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.85% ✓
• Cap rate: 34.51%
• Cash-on-cash: 100.78%
• DSCR: 5.48
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $219,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21752 Pacific Coast Hwy Unit 20A	0.05mi	2/2.0 (-1)	1,120 (0%)	2mo	$265,000	$237	91
21752 Pacific coast Hwy Unit 11A	0.05mi	3/2.0	1,120 (0%)	8mo	$219,900	$196	91
21752 Pacific coast Hwy #20	0.05mi	2/2.0 (-1)	1,100 (-2%)	11mo	$280,000	$255	81
21752 Pacific Coast Hwy #13	0.05mi	3/2.0	1,152 (+3%)	15mo	$270,000	$234	80
21851 Newland St #159	0.11mi	3/2.0	1,140 (+2%)	17mo	$230,000	$202	78
21851 Newland St #44	0.00mi	2/2.0 (-1)	1,248 (+11%)	5mo	$115,000	$92	72
21851 Newland St #37	0.11mi	3/2.0	1,248 (+11%)	10mo	$155,000	$124	67
21851 Newland St #206	0.00mi	2/2.0 (-1)	1,008 (-10%)	16mo	$95,000	$94	65
21851 Newland St #151	0.11mi	3/2.0	1,200 (+7%)	24mo	$161,000	$134	63
21851 Newland St #119	0.11mi	2/2.0 (-1)	1,265 (+13%)	21mo	$97,500	$77	51
80 Huntington St #646	0.71mi	2/2.0 (-1)	1,152 (+3%)	10mo	$115,000	$100	49
80 Huntington #630	0.74mi	3/2.0	1,251 (+12%)	2mo	$295,000	$236	44

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 97.1%
• Equity multiple: 5.39×
• Total profit: $135,126
• Equity at exit: $16,386

10-year hold

• IRR: 99.4%
• Equity multiple: 10.58×
• Total profit: $294,777
• Equity at exit: $9,502

Cash invested: $30,772 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $4,233 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$889
• Net cashflow: $2,518

Break-even live

Break-even rent $1,046

Max offer price $109,900

Occupancy floor 36%

Sensitivity live

Price	-10% $2,594	-5% $2,556	+0% $2,518	+5% $2,480	+10% $2,442
Rent	-10% $2,183	-5% $2,351	+0% $2,518	+5% $2,685	+10% $2,852
Rate	-1.0pp $2,573	-0.5pp $2,546	base $2,518	+0.5pp $2,489	+1.0pp $2,460

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	17d	1	0.12mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	3d	1	0.39mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	2d	1	0.42mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.43mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	2d	12	0.50mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	2d	9	0.71mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	2d	1	0.75mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	2d	3	0.81mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	2d	1	0.83mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$7,979	$7.01	0d	26	0.95mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	2d	1	0.99mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	5d	1	1.05mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	2d	1	1.07mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	1.08mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	1.12mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	2d	1	1.12mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	2d	1	1.13mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	2d	1	1.14mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	2d	2	1.16mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	16d	2	1.16mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	20d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	1.22mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	1.22mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	2d	1	1.23mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	25d	1	1.24mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	2d	1	1.36mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	18d	1	1.36mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	2d	1	1.38mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	1.39mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	25d	1	1.43mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	2d	1	1.43mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	2d	1	1.45mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$9,500	$8.72	2d	4	1.47mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	2d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $109,900 Active 62 DOM
2. 2026-06-17
   days on market $109,900 Active 61 DOM
3. 2026-06-16
   days on market $109,900 Active 60 DOM
4. 2026-06-15
   days on market $109,900 Active 59 DOM
5. 2026-06-13
   days on market $109,900 Active 57 DOM
6. 2026-06-13
   pricedays on market $109,900 Active 56 DOM
7. 2026-06-09
   days on market $125,000 Active 53 DOM
8. 2026-06-08
   days on market $125,000 Active 52 DOM
9. 2026-06-07
   days on market $125,000 Active 51 DOM
10. 2026-06-04
    days on market $125,000 Active 48 DOM
11. 2026-06-03
    days on market $125,000 Active 47 DOM
12. 2026-06-02
    days on market $125,000 Active 46 DOM
13. 2026-06-01
    days on market $125,000 Active 45 DOM
14. 2026-05-31
    days on market $125,000 Active 44 DOM
15. 2026-05-12
    price $125,000
16. 2026-04-17
    listed $135,000 Active
17. 2026-04-17
    historical
18. 2026-03-27
    price $135,000
19. 2026-02-23
    listed $145,000 Active
20. 2020-09-21
    historical
21. 2020-07-02
    listed $129,900 Active
22. 2020-06-30
    historical
23. 2020-05-29
    listed $129,900 Active

ⓘ 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,791
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$1,347
• − Repairs & maintenance: −$4,063
• − Management: −$4,063
• − Depreciation: −$3,197
• Taxable income: $30,316
• Est. tax owed @ 24.0%: −$7,276
• After-tax cash flow: $22,938/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

Amenities C- Commute A- Cost of living F Crime B- Employment A+ Housing C Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% Chinese 2%

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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

-3.8% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $125,000 CRMLS
• 2026-04-17 Listing Removed — CRMLS
• 2026-04-17 Listed $135,000 CRMLS
• 2026-03-27 Price Changed $135,000 CRMLS
• 2026-02-23 Listed $145,000 CRMLS
• 2020-09-21 Listing Removed — CRMLS
• 2020-07-02 Listed $129,900 CRMLS
• 2020-06-30 Listing Removed — CRMLS
• 2020-05-29 Listed $129,900 CRMLS

Property tax history

-3.1%/yr

Latest (2021): $59 · -0.4% YoY. Source: county tax records.