10800 Dale Ave #415 · Stanton, CA 90680

$210,000

3 bd · 2.0 ba · 1,145 sqft · Manufactured · 188 Days on market

Built 1998 19 ac lot Est $202k · at est.

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +5.6/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated mobile home located in the Katella Mobile Home Estates community. This spacious home offers 3 bedrooms and 2 full bathrooms, providing comfort and flexibility for everyday living. Step inside to a bright and inviting living room featuring vaulted ceilings that enhance the sense of openness. The open-concept layout seamlessly blends the living room and kitchen, creating a functional and spacious area ideal for entertaining or relaxing with family. The home has been thoughtfully updated with laminate wood flooring throughout, adding a modern touch and easy maintenance. Additional highlights include a tankless water heater, offering energy efficiency. Conven

Key facts

• Vaulted ceilings
• Open concept layout
• Conveniently located

Tags

• VAULTED CEILINGS
• OPEN CONCEPT LAYOUT
• LAMINATE WOOD FLOORING
• TANKLESS WATER HEATER
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot size source: Assessor's data; Living area source: Public records; Parcel number available
• Financial info: Monthly land lease: $1,850 (park listed as source); Rent includes: none
• HOA & community: Land lease in park

Exterior

• Parking: Located in Katella Mobile Home Estates
• Utilities: Public sewer; District / public water
• Home design: Single-story mobile home; Model IL6992; Mobile home remains on site; Entry at level 1
• Construction: Built (year source: public records); Mobile dimensions approximately 11 ft wide by 46 ft long
• Exterior features: Community pool; Street lighting; Rectangular lot shape

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Cathedral / vaulted ceilings
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Magnolia Elementary (urban): math 25% / reading 25% proficiency, ranked #397 of 517 in CA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 43% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $6k 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 + 2.3% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $201,520
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8681 Katella Ave #897	0.18mi	3/2.0	1,152 (+1%)	2mo	$224,900	$195	89
10800 Dale Ave #217	0.00mi	3/2.0	1,120 (-2%)	19mo	$230,000	$205	81
10800 Dale Ave #705	0.00mi	3/2.0	1,248 (+9%)	5mo	$197,500	$158	81
8681 Katella Ave #883	0.18mi	3/2.0	1,200 (+5%)	14mo	$195,000	$163	72
8681 Katella Ave #802	0.18mi	3/2.0	1,120 (-2%)	20mo	$235,000	$210	72
10800 Dale Ave #131	0.00mi	3/2.0	1,296 (+13%)	15mo	$259,000	$200	66
11250 Beach Blvd #144	0.55mi	3/2.0	1,144 (-0%)	16mo	$200,000	$175	61
8681 Katella Ave #841	0.18mi	3/2.0	1,248 (+9%)	22mo	$220,000	$176	58
11250 Beach Blvd #31	0.52mi	2/2.0 (-1)	1,088 (-5%)	9mo	$125,000	$115	55
11250 Beach Blvd #73	0.55mi	2/2.0 (-1)	1,248 (+9%)	20mo	$193,000	$155	37

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $25,192
• Equity at exit: $31,312

10-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $92,676
• Equity at exit: $18,157

Cash invested: $58,800 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,054 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $961

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 64%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10743 Magnolia Ave #101 Anaheim, CA	2.0	2.0	913	$2,500	$2.74	1d	1	0.42mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	3d	1	0.43mi
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	0.44mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	0.50mi
8882 W Cerritos Ave Anaheim, CA	2.0	1.0	980	$2,495	$2.55	1d	1	0.52mi
9081 W Cerritos Ave Unit 9125-1 Anaheim, CA	2.0	1.0	850	$2,425	$2.85	1d	1	0.69mi
9081 W Cerritos Ave Unit 9161-6 Anaheim, CA	2.0	1.0	850	$2,150	$2.53	6d	1	0.69mi
9081 W Cerritos Ave Unit 9155-10 Anaheim, CA	2.0	1.0	850	$2,325	$2.74	1d	1	0.69mi
9081 Cerritos Ave Anaheim, CA	1.0–2.0	1.0	687	$2,425	$3.53	1d	7	0.69mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	17d	1	0.71mi
11565 Wasco Rd Garden Grove, CA	2.0	1.5	700	$2,795	$3.99	44d	1	0.72mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	15d	1	0.75mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.80mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	0.82mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	17d	1	0.83mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	17d	1	0.83mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	17d	1	0.83mi
2648 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	843	$2,600	$3.08	1d	1	0.83mi
2704 W Ball Rd Anaheim, CA	2.0	1.0	850	$2,710	$3.19	1d	1	0.83mi
7622 Katella Ave Stanton, CA	2.0	1.0–2.0	691	$2,183	$3.16	3d	20	0.84mi
2704 W Ball Rd Unit G-14 Anaheim, CA	2.0	1.0	850	$2,700	$3.18	17d	1	0.85mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	1d	1	0.86mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	0.86mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	0.93mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	0.99mi
10600 Western Ave Stanton, CA	2.0	1.0–2.0	915	$2,475	$2.70	1d	2	1.00mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	1.01mi
9561 Maureen Dr Unit 9551 Garden Grove, CA	2.0	1.0	800	$2,395	$2.99	44d	1	1.03mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.04mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	1.07mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	1.09mi
9661 Maureen Dr Unit F Garden Grove, CA	2.0	1.0	900	$2,495	$2.77	44d	1	1.13mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	1.15mi
2449 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	1000	$2,855	$2.85	12d	4	1.21mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	1d	9	1.24mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	6d	1	1.24mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	1.26mi
10453 Westchester Dr Stanton, CA	2.0	2.0	700	$3,300	$4.71	3d	1	1.28mi
10070 Gilbert St Anaheim, CA	3.0	2.0	1250	$3,095	$2.48	1d	1	1.28mi
10572 Chamberlain Ave Anaheim, CA	3.0	2.0	1000	$3,500	$3.50	10d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $210,000 Active 188 DOM
2. 2026-06-17
   days on market $210,000 Active 187 DOM
3. 2026-06-16
   days on market $210,000 Active 186 DOM
4. 2026-06-15
   days on market $210,000 Active 185 DOM
5. 2026-06-13
   days on market $210,000 Active 183 DOM
6. 2026-06-13
   pricedays on market $210,000 Active 182 DOM
7. 2026-06-09
   days on market $228,800 Active 179 DOM
8. 2026-06-08
   days on market $228,800 Active 178 DOM
9. 2026-06-07
   days on market $228,800 Active 177 DOM
10. 2026-06-04
    days on market $228,800 Active 174 DOM
11. 2026-06-03
    days on market $228,800 Active 173 DOM
12. 2026-06-02
    days on market $228,800 Active 172 DOM
13. 2026-06-01
    days on market $228,800 Active 171 DOM
14. 2026-05-31
    days on market $228,800 Active 170 DOM
15. 2026-03-31
    price $228,800
16. 2025-12-12
    listed $250,000 Active
17. 2002-03-11
    historical
18. 2002-02-12
    listed $64,000

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥89°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,645
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − Depreciation: −$6,109
• Taxable income: $8,710
• Est. tax owed @ 24.0%: −$2,090
• After-tax cash flow: $9,444/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: Magnolia Elementary
• NCES district ID: 0623430
• Math proficiency: 25% ▼ -21.00%
• Reading proficiency: 25% ▼ -29.00%
• Median HH income: $50,320
• Composite: 22.09/100
• National rank: #8181
• State rank: #397 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

+257.5% since first listed

4 events — show timeline

• 2026-03-31 Price Changed $228,800 CRMLS
• 2025-12-12 Listed $250,000 CRMLS
• 2002-03-11 Listing Removed — CRMLS
• 2002-02-12 Listed $64,000 CRMLS

Property tax history

-5.9%/yr

Latest (2025): $155 · +2.2% YoY. Source: county tax records.