320 N Park Vista St #161 · Anaheim, CA 92806

$139,900

4 bd · 2.0 ba · 1,368 sqft · Manufactured · 131 Days on market

Built 1972 $102/sqft · 11% below area Est $157k · 11% under

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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
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this amazing opportunity! This home features 4 bedrooms and 2 baths and parking for up to 4 cars. Situated in a welcoming, family- and pet-friendly community, you'll have access to fantastic amenities such as a large swimming pool, a clubhouse perfect for gatherings, an enclosed spa, and a playground. The location is unbeatable, near the Orange/Anaheim city border, close to shopping, dining, schools, and major attractions like Disneyland, Honda Center, Angel Stadium, and with easy access to the 57 and 91 freeways.

Key facts

• Near dining
• Clubhouse
• Near shopping

Tags

• LARGE SWIMMING POOL
• CLUBHOUSE
• ENCLOSED SPA
• PLAYGROUND
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 2.1% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Placentia-Yorba Linda Unified (suburban): math 48% / reading 66% proficiency, ranked #78 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rio Vista Elementary (699 students, 84% FRL); Valadez Middle School Academy (math 75% / reading 75%, grade A, #25 of 498 statewide, top 6%, 621 students, 93% FRL); Valencia High (math 49% / reading 70%, grade C+, #205 of 1,170 statewide, top 19%, 2,543 students, 68% FRL) — zoned schools average 82% FRL vs 28% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 41 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,892/mo this rent would consume 48% of the median local household income ($97k/yr) (locally 2171% 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 $967 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 5y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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. 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?
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: 2.78% ✓
• Cap rate: 24.38%
• Cash-on-cash: 64.58%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (median comp): $156,568
• List price: $139,900
• Delta: -10.65%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Park Vista St	0.03mi	4/2.0	1,344 (-2%)	10mo	$159,000	$118	88
320 N Park Vista St #28	0.03mi	4/2.0	1,440 (+5%)	3mo	$135,000	$94	87
320 N Park Vista St #21	0.00mi	3/2.0 (-1)	1,456 (+6%)	1mo	$165,000	$113	84
320 N Park Vista St #126	0.09mi	4/2.0	1,296 (-5%)	23mo	$135,000	$104	68
320 N Park Vista St #160	0.00mi	3/2.0 (-1)	1,464 (+7%)	19mo	$160,000	$109	68
320 N Park Vista St #26	0.00mi	3/2.0 (-1)	1,444 (+6%)	22mo	$155,000	$107	67
320 N Park Vista St Unit 52D	0.00mi	3/2.0 (-1)	1,536 (+12%)	10mo	$130,000	$85	66
320 N Park Vista St #12	0.00mi	4/2.0	1,536 (+12%)	22mo	$158,000	$103	61
320 N Park Vista St #103	0.09mi	3/2.0 (-1)	1,516 (+11%)	15mo	$240,000	$158	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 3.56×
• Total profit: $100,253
• Equity at exit: $20,860

10-year hold

• IRR: 63.9%
• Equity multiple: 6.52×
• Total profit: $216,349
• Equity at exit: $12,096

Cash invested: $39,172 (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 92806

• Rents YoY: -0.8%
• Active inventory: 41
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $3,892 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $2,108

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 41%

Sensitivity live

Price	-10% $2,205	-5% $2,157	+0% $2,108	+5% $2,060	+10% $2,012
Rent	-10% $1,801	-5% $1,954	+0% $2,108	+5% $2,262	+10% $2,416
Rate	-1.0pp $2,179	-0.5pp $2,144	base $2,108	+0.5pp $2,072	+1.0pp $2,035

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 N Via Napoli Anaheim, CA	3.0	1.5	1266	$3,445	$2.72	12d	1	0.27mi
3004 E Via Bruno Anaheim, CA	3.0	1.5	1180	$3,350	$2.84	26d	1	0.33mi
203 N Royal Pl Anaheim, CA	3.0	2.0	1600	$3,995	$2.50	0d	1	0.52mi
3061 N Juneberry St Orange, CA	4.0	2.5	1814	$4,200	$2.32	45d	1	0.71mi
2539 E Seville Ave Anaheim, CA	4.0	2.5	1628	$4,195	$2.58	0d	1	0.80mi
2550 E Ward Ter Anaheim, CA	1.0–3.0	1.0–1.5	1075	$3,620	$3.37	0d	13	0.85mi
2990 N Rippling Creek Dr Orange, CA	3.0	2.0	1549	$4,500	$2.91	20d	1	0.90mi
2450 E Agave St Unit 1 Anaheim, CA	3.0	2.5	1394	$3,900	$2.80	0d	1	1.03mi
2650 E Park Ln Apt A Anaheim, CA	3.0	2.0	1100	$3,200	$2.91	45d	1	1.04mi
2420 E Lincoln Ave #3 Anaheim, CA	4.0	3.5	1827	$4,500	$2.46	21d	1	1.06mi
709 E Meadowbrook Ave Orange, CA	4.0	2.0	1689	$5,000	$2.96	20d	1	1.12mi
1017 Avenue De Pio Pico Unit 1017 Placentia, CA	3.0	2.0	1400	$3,695	$2.64	45d	1	1.14mi
940 Cypress Ave Placentia, CA	3.0	2.0	1644	$3,900	$2.37	19d	1	1.23mi
16572 E Buena Vista Ave Orange, CA	3.0	2.0	1500	$5,500	$3.67	0d	1	1.33mi
3092 N Skywood St Orange, CA	3.0	2.0	1531	$4,395	$2.87	45d	1	1.37mi

Listing history 36 events

1. 2026-06-21
   days on market $139,900 Active 131 DOM
2. 2026-06-18
   days on market $139,900 Active 128 DOM
3. 2026-06-17
   days on market $139,900 Active 127 DOM
4. 2026-06-16
   days on market $139,900 Active 126 DOM
5. 2026-06-15
   days on market $139,900 Active 125 DOM
6. 2026-06-13
   days on market $139,900 Active 123 DOM
7. 2026-06-13
   days on market $139,900 Active 122 DOM
8. 2026-06-09
   days on market $139,900 Active 119 DOM
9. 2026-06-08
   days on market $139,900 Active 118 DOM
10. 2026-06-07
    days on market $139,900 Active 117 DOM
11. 2026-06-04
    days on market $139,900 Active 114 DOM
12. 2026-06-03
    days on market $139,900 Active 113 DOM
13. 2026-06-02
    days on market $139,900 Active 112 DOM
14. 2026-06-01
    days on market $139,900 Active 111 DOM
15. 2026-05-31
    days on market $139,900 Active 110 DOM
16. 2026-02-10
    listed $139,900 Active 530-char remark

    Show marketing remark (530 chars)

    Don't miss this amazing opportunity! This home features 4 bedrooms and 2 baths and parking for up to 4 cars. Situated in a welcoming, family- and pet-friendly community, you'll have access to fantastic amenities such as a large swimming pool, a clubhouse perfect for gatherings, an enclosed spa, and a playground. The location is unbeatable, near the Orange/Anaheim city border, close to shopping, dining, schools, and major attractions like Disneyland, Honda Center, Angel Stadium, and with easy access to the 57 and 91 freeways.

17. 2025-02-21
    historical
18. 2025-02-09
    price $159,000
19. 2024-12-10
    listed $169,000 Active
20. 2023-07-08
    status Active
21. 2023-04-16
    status Active
22. 2023-03-08
    status Active
23. 2023-02-07
    status Active
24. 2022-10-13
    status Active
25. 2022-10-02
    status Pending Sale
26. 2022-09-21
    status Active
27. 2022-09-21
    price $130,000
28. 2022-09-12
    status Active
29. 2022-08-28
    status Active
30. 2022-07-15
    status Active
31. 2022-05-23
    status Active
32. 2022-05-08
    status Pending Sale
33. 2022-04-04
    listed $115,000 Active
34. 2022-04-02
    historical
35. 2021-03-30
    historical
36. 2021-02-18
    listed $70,000

ⓘ 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 ≥94°F today · 21 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: $46,709
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$3,737
• − Management: −$3,737
• − Depreciation: −$4,070
• Taxable income: $24,531
• Est. tax owed @ 24.0%: −$5,887
• After-tax cash flow: $19,411/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: Placentia-Yorba Linda Unified
• NCES district ID: 0630660
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $87,455
• Composite: 52.1/100
• National rank: #1622
• State rank: #78 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,003
• Household income: $97,265
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 2171.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 58% Two or more races 25% White 24% Asian 13% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Portuguese 1% Lithuanian 1% Scandinavian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 43% English-only · Spanish 44% Vietnamese 3% Other Indo-European 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: ▼ -783.76%
• Current HPI: 404.0916
• Rent YoY: ▼ -0.79%
• 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

+99.9% since first listed

21 events — show timeline

• 2026-02-10 Listed $139,900 CRMLS
• 2025-02-21 Listing Removed — CRMLS
• 2025-02-09 Price Changed $159,000 CRMLS
• 2024-12-10 Listed $169,000 CRMLS
• 2023-07-08 Relisted — CRMLS
• 2023-04-16 Relisted — CRMLS
• 2023-03-08 Relisted — CRMLS
• 2023-02-07 Relisted — CRMLS
• 2022-10-13 Relisted — CRMLS
• 2022-10-02 Pending — CRMLS
• 2022-09-21 Relisted — CRMLS
• 2022-09-21 Price Changed $130,000 CRMLS
• 2022-09-12 Relisted — CRMLS
• 2022-08-28 Relisted — CRMLS
• 2022-07-15 Relisted — CRMLS
• 2022-05-23 Relisted — CRMLS
• 2022-05-08 Pending — CRMLS
• 2022-04-04 Listed $115,000 CRMLS
• 2022-04-02 Coming Soon — CRMLS
• 2021-03-30 Listing Removed — CRMLS
• 2021-02-18 Listed $70,000 CRMLS

Property tax history

-0.9%/yr

Latest (2015): $66 · +1.5% YoY. Source: county tax records.