300 N Rampart #79 · Orange, CA 92868

$69,900

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 215 Days on market

Built 1972 $64/sqft · 55% below area ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

Key facts

• Community pool
• Freeway access
• Angel stadium

Tags

• SHORT WALK TO RESTAURANTS
• ANGEL STADIUM
• COMMUNITY POOL
• FREEWAY ACCESS
• NEARBY SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.7% vs local median 2.3% in Orange — 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 73/100 on livability (#172 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, crime B; Watch: schools C-, health & safety C-, cost of living F.
• Orange Unified (urban): math 39% / reading 60% proficiency, ranked #127 of 517 in CA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 36 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 41% of the median local income ($98k/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 $483 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $20k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (22%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 4.82% ✓
• Cap rate: 43.68%
• Cash-on-cash: 133.51%
• DSCR: 6.94
• GRM: 1.7

CMA / ARV

• ARV (median comp): $156,468
• List price: $69,900
• Delta: -55.33%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 S Lewis St #172	0.62mi	3/2.0 (+1)	1,176 (+7%)	7mo	$155,000	$132	49
2300 S Lewis St #150	0.62mi	3/2.0 (+1)	1,160 (+6%)	20mo	$175,000	$151	40
2300 S Lewis St #18	0.62mi	2/2.0	1,198 (+9%)	23mo	$175,000	$146	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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.32×
• Total profit: $123,694
• Equity at exit: $10,422

10-year hold

• IRR: —
• Equity multiple: 14.88×
• Total profit: $271,573
• Equity at exit: $6,044

Cash invested: $19,572 (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 92868

• Rents YoY: 1.9%
• Active inventory: 36
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $3,368 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $2,178

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 30%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3063 W Chapman Ave Orange, CA	1.0–2.0	1.0–2.0	869	$3,247	$3.73	1d	30	0.18mi
299 N State College Blvd Orange, CA	2.0	1.0–2.0	1006	$4,805	$4.78	2d	75	0.23mi
385 S Manchester Ave Orange, CA	2.0	1.0–2.0	903	$4,346	$4.81	2d	26	0.55mi
1912 S Jacaranda St Anaheim, CA	3.0	1.0–2.0	993	$4,016	$4.04	1d	21	0.56mi
1910 S Union St Anaheim, CA	2.0	1.0–2.0	1135	$3,773	$3.32	1d	20	0.60mi
1921 S Union St Anaheim, CA	3.0	1.0–2.0	962	$3,727	$3.87	1d	19	0.65mi
1897 S Union St #132 Anaheim, CA	1.0	1.5	1224	$3,800	$3.10	1d	1	0.72mi
1818 S State College Blvd Anaheim, CA	1.0–2.0	1.0–2.0	1033	$3,280	$3.17	1d	14	0.75mi
2104 S Lewis St Anaheim, CA	1.0–2.0	1.0–2.0	804	$3,080	$3.83	1d	5	0.75mi
200 City Blvd W Orange, CA	2.0	1.0–2.0	897	$3,263	$3.64	2d	12	0.76mi
2100 E Katella Ave Anaheim, CA	1.0–2.0	2.0	1190	$3,350	$2.81	1d	7	0.77mi
1851 Union St Anaheim, CA	1.0	1.5	1223	$2,800	$2.29	1d	1	0.80mi
801 E Orangewood Ave Anaheim, CA	1.0–2.0	1.0–2.0	775	$3,185	$4.11	1d	4	0.84mi
2000 W Palmyra Ave Orange, CA	3.0	2.5	1387	$3,599	$2.59	10d	1	0.86mi
175 N Feldner Rd Orange, CA	1.0–2.0	1.0–2.0	753	$3,197	$4.24	3d	12	0.88mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	1d	4	0.90mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	919	$3,075	$3.34	10d	5	0.90mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	24d	4	0.90mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	22d	6	0.90mi
1815 S Westside Dr Anaheim, CA	2.0	1.0–2.5	1033	$3,995	$3.87	1d	27	0.91mi
1910 W Palmyra Ave #92 Orange, CA	3.0	1.5	1358	$3,400	$2.50	13d	1	0.94mi
2044 S Nautical St Anaheim, CA	2.0	1.0	850	$2,300	$2.71	1d	1	0.95mi
1781 S Campton Ave Anaheim, CA	1.0–3.0	1.0–2.0	1071	$3,249	$3.03	1d	7	0.96mi
1515 E Katella Ave Anaheim, CA	2.0	1.0–2.0	775	$3,377	$4.36	1d	19	0.98mi
1725 S Auburn Way Anaheim, CA	2.0	1.0–2.0	821	$3,150	$3.83	1d	14	1.02mi
1921 W La Veta Ave Orange, CA	1.0–2.0	1.0	762	$2,847	$3.73	5d	6	1.04mi
13181 Balboa Ave Garden Grove, CA	3.0	2.0	1000	$3,295	$3.29	44d	1	1.05mi
325 E Leatrice Ln Anaheim, CA	2.0	1.0	725	$2,475	$3.41	11d	1	1.12mi
331 E Wakefield Ave Anaheim, CA	3.0	2.0	1134	$3,200	$2.82	17d	1	1.13mi
12621 Lewis St Garden Grove, CA	2.0	2.0	960	$2,600	$2.71	7d	1	1.15mi
1323 W Palmyra Pl Unit B Orange, CA	2.0	1.5	920	$3,500	$3.80	20d	1	1.16mi
1323 W Palmyra Pl Unit B Orange, CA	2.0	1.5	920	$3,500	$3.80	18d	1	1.16mi
12681 Lewis St Garden Grove, CA	2.0	1.0–2.0	775	$2,722	$3.51	1d	1	1.17mi
126 E Wilken Way Unit 6 Anaheim, CA	2.0	1.0	900	$2,995	$3.33	1d	1	1.17mi
3825 W Garden Grove Blvd Orange, CA	1.0–3.0	1.0–2.5	1112	$2,630	$2.36	2d	3	1.22mi
1147 W Memory Ln Santa Ana, CA	2.0	1.5	956	$2,700	$2.82	44d	1	1.24mi
132 S Lime St Orange, CA	3.0	1.0	1000	$3,995	$4.00	6d	1	1.25mi
1313 W Memory Ln Santa Ana, CA	1.0–2.0	1.0–2.0	803	$2,750	$3.42	44d	4	1.27mi
13061 Lampson Ave Garden Grove, CA	1.0–2.0	1.0–1.5	847	$2,550	$3.01	10d	2	1.31mi
2624 N Towner St Santa Ana, CA	3.0	2.0	1406	$4,900	$3.49	20d	1	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 215 DOM
2. 2026-06-17
   days on market $69,900 Active 214 DOM
3. 2026-06-16
   days on market $69,900 Active 213 DOM
4. 2026-06-16
   price $69,900 Active 212 DOM
5. 2026-06-15
   days on market $74,900 Active 212 DOM
6. 2026-06-13
   days on market $74,900 Active 210 DOM
7. 2026-06-13
   days on market $74,900 Active 209 DOM
8. 2026-06-09
   days on market $74,900 Active 206 DOM
9. 2026-06-08
   days on market $74,900 Active 205 DOM
10. 2026-06-07
    pricedays on market $74,900 Active 204 DOM
11. 2026-06-04
    days on market $80,000 Active 201 DOM
12. 2026-06-03
    days on market $80,000 Active 200 DOM
13. 2026-06-02
    days on market $80,000 Active 199 DOM
14. 2026-06-01
    days on market $80,000 Active 198 DOM
15. 2026-05-31
    days on market $80,000 Active 197 DOM
16. 2026-02-18
    status Active 378-char remark

    Show marketing remark (378 chars)

    Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

17. 2026-02-18
    price $80,000 378-char remark

    Show marketing remark (378 chars)

    Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

18. 2026-01-26
    historical Active Under Contract 378-char remark

    Show marketing remark (378 chars)

    Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

19. 2026-01-01
    status Pending Sale 378-char remark

    Show marketing remark (378 chars)

    Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

20. 2025-12-30
    historical Active Under Contract 378-char remark

    Show marketing remark (378 chars)

    Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

21. 2025-12-04
    price $83,500 378-char remark

    Show marketing remark (378 chars)

    Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

22. 2025-10-21
    listed $90,000 Active 378-char remark

    Show marketing remark (378 chars)

    Welcome to the city of Orange. Where you can settle down and enjoy a short walk to restaurants and Angel Stadium minutes away. This home located in Park Royale Mobile Home Park. Manufactured in 1973 this home offers 2 bedrooms and 2 bath and a covered 3 car carport. Enjoy the community pool on those hot summer days. Minutes away to freeway access and near by shopping centers.

ⓘ 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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,415
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$3,233
• − Management: −$3,233
• − Depreciation: −$2,033
• Taxable income: $26,601
• Est. tax owed @ 24.0%: −$6,384
• After-tax cash flow: $19,746/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: Orange Unified
• NCES district ID: 0628650
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 60% ▲ 3.00%
• Median HH income: $83,557
• Composite: 45.5/100
• National rank: #2609
• State rank: #127 of 517 in CA

Livability — Orange

• Score: 73/100
• State rank: #172
• US rank: #5560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, CA
• County: Orange County · 3,096,323 people
• City population: 143,297
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,380
• Household income: $97,500
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1763.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 51% White 25% Asian 16% Two or more races 15% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Portuguese 1% Romanian 1%
• Foreign-born: 25% · Canada, Vietnam, South Korea
• Languages at home: 53% English-only · Spanish 32% Vietnamese 4% Tagalog/Filipino 3%

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: ▼ -537.48%
• Current HPI: 489.0285
• Rent YoY: ▲ 1.89%
• 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

-11.1% since first listed

7 events — show timeline

• 2026-02-18 Relisted — CRMLS
• 2026-02-18 Price Changed $80,000 CRMLS
• 2026-01-26 Contingent — CRMLS
• 2026-01-01 Pending — CRMLS
• 2025-12-30 Contingent — CRMLS
• 2025-12-04 Price Changed $83,500 CRMLS
• 2025-10-21 Listed $90,000 CRMLS

Property tax history

+8.6%/yr

Latest (2025): $86 · +0.2% YoY. Source: county tax records.