12560 Haster #207 · Garden Grove, CA 92840

$209,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 83 Days on market

Built 1999 16 ac lot $199/sqft · 30% above area Est $162k · 30% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION. This listing features 3-bedroom, 2-bath home in the desirable Fairlane Estates. . Just minutes from Disneyland, Great Wolf Lodge, a Crystal Cathedral, The Outlets and with easy access to the 5, 22, and 57 freeways, this home places you at the center of Orange County’s top attractions, shopping, dining, and entertainment. Don’t miss your chance to live in one of Garden Grove’s most well-connected communities

Key facts

• 16.32 acre lot
• Community pool
• Built 1999

Tags

• MINUTES FROM DISNEYLAND
• EASY ACCESS TO FREEWAYS
• WELL-CONNECTED COMMUNITIES

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 $916 ($11k/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: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 1.8% in Garden Grove — 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 66/100 on livability (#343 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: schools C-, amenities D+, 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 (+1.3%/yr); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 38% of the median local income ($99k/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 + 1.3% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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. 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: 1.50% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.26%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $161,656
• List price: $209,900
• Delta: 29.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13181 LAMPSON Ave #122	0.14mi	3/2.0	1,040 (-2%)	3mo	$212,000	$204	88
13181 Lampson Ave #107	0.14mi	3/2.0	1,040 (-2%)	14mo	$197,000	$189	79
13181 Lampson Ave #420	0.14mi	3/2.0	1,040 (-2%)	15mo	$185,000	$178	78
13181 Lampson Ave #112	0.14mi	3/2.0	1,080 (+2%)	16mo	$205,000	$190	76
12560 Haster St #149	0.00mi	3/2.0	960 (-9%)	12mo	$55,000	$57	75
12560 Haster St #205	0.00mi	2/2.0 (-1)	960 (-9%)	6mo	$68,000	$71	74
13181 Lampson Ave #317	0.14mi	3/2.0	1,040 (-2%)	21mo	$183,000	$176	74
12560 Haster St #146	0.00mi	3/2.0	1,203 (+14%)	15mo	$187,000	$155	64
12560 Haster St #233	0.00mi	3/2.0	905 (-14%)	16mo	$172,500	$191	62
13181 Lampson Ave #119	0.14mi	2/2.0 (-1)	960 (-9%)	21mo	$145,000	$151	56
13102 Partridge #12	0.68mi	4/2.0 (+1)	998 (-6%)	11mo	$135,000	$135	45
13102 PARTRIDGE St #53	0.68mi	3/2.0	944 (-11%)	13mo	$133,000	$141	40

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $19,153
• Equity at exit: $31,297

10-year hold

• IRR: 16.2%
• Equity multiple: 2.21×
• Total profit: $71,275
• Equity at exit: $18,148

Cash invested: $58,772 (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 92840

• Rents YoY: 1.3%
• Active inventory: 51
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,154 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $916

Break-even live

Break-even rent $1,995

Max offer price $209,900

Occupancy floor 66%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13061 Lampson Ave Garden Grove, CA	1.0–2.0	1.0–1.5	847	$2,550	$3.01	10d	2	0.13mi
12611 Sungrove Cir Garden Grove, CA	3.0	2.0	1258	$3,350	$2.66	22d	1	0.28mi
12621 Lewis St Garden Grove, CA	2.0	2.0	960	$2,600	$2.71	7d	1	0.37mi
12681 Lewis St Garden Grove, CA	2.0	1.0–2.0	775	$2,722	$3.51	1d	1	0.39mi
13100 Garden Grove Blvd Garden Grove, CA	2.0	2.0	902	$2,700	$2.99	43d	1	0.49mi
13181 Balboa Ave Garden Grove, CA	3.0	2.0	1000	$3,295	$3.29	43d	1	0.51mi
12602 Citruswood Ave Garden Grove, CA	3.0	2.0	1000	$6,000	$6.00	1d	1	0.54mi
12777 Garden Grove Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	731	$2,470	$3.38	7d	3	0.54mi
200 City Blvd W Orange, CA	2.0	1.0–2.0	897	$3,263	$3.64	1d	12	0.57mi
3825 W Garden Grove Blvd Orange, CA	1.0–3.0	1.0–2.5	1112	$2,845	$2.56	2d	3	0.64mi
12842 Palm St #6 Garden Grove, CA	2.0	1.0	864	$2,400	$2.78	24d	1	0.68mi
12664 Chapman Ave Garden Grove, CA	2.0	2.0	1060	$2,950	$2.78	24d	1	0.69mi
385 S Manchester Ave Orange, CA	2.0	1.0–2.0	903	$4,346	$4.81	2d	26	0.79mi
332 W Summerfield Cir Anaheim, CA	3.0	2.5	1440	$5,250	$3.65	43d	1	0.86mi
126 E Wilken Way Unit 6 Anaheim, CA	2.0	1.0	900	$2,995	$3.33	1d	1	0.87mi
488 W Summerfield Cir Unit 1 Anaheim, CA	2.0	2.5	1226	$3,495	$2.85	24d	1	0.89mi
335 W Summerfield Cir Anaheim, CA	2.0	2.5	1478	$3,550	$2.40	43d	1	0.90mi
12291 Hampton Ave Garden Grove, CA	3.0	2.0	1146	$4,950	$4.32	13d	1	0.91mi
2170 S Harbor Blvd Anaheim, CA	1.0–2.0	1.0–2.0	756	$3,000	$3.97	12d	4	1.04mi
2104 S Lewis St Anaheim, CA	1.0–2.0	1.0–2.0	804	$3,080	$3.83	1d	5	1.06mi
12162 Jentges Ave Garden Grove, CA	2.0	1.0	908	$2,620	$2.89	12d	2	1.07mi
801 E Orangewood Ave Anaheim, CA	1.0–2.0	1.0–2.0	775	$3,185	$4.11	1d	4	1.09mi
12132 Chapman Ave Garden Grove, CA	2.0	1.5	908	$2,445	$2.69	16d	1	1.11mi
12562 Cardinal Ave Unit B Garden Grove, CA	3.0	1.0	1100	$2,800	$2.55	43d	1	1.13mi
1313 W Memory Ln Santa Ana, CA	1.0–2.0	1.0–2.0	803	$2,750	$3.42	43d	4	1.15mi
2045 S Haster St Anaheim, CA	2.0	1.0–1.5	1035	$3,048	$2.94	1d	3	1.15mi
2044 S Nautical St Anaheim, CA	2.0	1.0	850	$2,300	$2.71	1d	1	1.17mi
401 W Orangewood Ave Anaheim, CA	1.0–2.0	1.0–2.0	931	$2,830	$3.04	1d	1	1.20mi
299 N State College Blvd Orange, CA	2.0	1.0–2.0	1006	$4,805	$4.78	1d	75	1.22mi
325 E Leatrice Ln Anaheim, CA	2.0	1.0	725	$2,475	$3.41	11d	1	1.22mi
2001 S Haster St Anaheim, CA	1.0–2.0	1.0–1.5	885	$2,655	$3.00	11d	5	1.25mi
2001 S Haster St Unit 05D Anaheim, CA	3.0	2.0	1150	$3,495	$3.04	22d	1	1.25mi
2001 S Haster St Unit 29B Anaheim, CA	2.0	1.5	910	$2,655	$2.92	1d	1	1.25mi
2001 S Haster St Unit 02C Anaheim, CA	2.0	1.0	960	$2,595	$2.70	1d	1	1.25mi
331 E Wakefield Ave Anaheim, CA	4.0	2.0	1344	$3,500	$2.60	1d	1	1.28mi
331 E Wakefield Ave Anaheim, CA	3.0	2.0	1134	$3,200	$2.82	16d	1	1.28mi
3063 W Chapman Ave Orange, CA	1.0–2.0	1.0–2.0	869	$3,247	$3.73	1d	30	1.32mi
1147 W Memory Ln Santa Ana, CA	2.0	1.5	956	$2,700	$2.82	43d	1	1.34mi
11791 Comstock Rd Garden Grove, CA	3.0	2.0	1155	$3,950	$3.42	18d	1	1.34mi
1921 S Union St Anaheim, CA	3.0	1.0–2.0	962	$4,392	$4.57	1d	19	1.38mi

Listing history 17 events

1. 2026-06-18
   days on market $209,900 Active 83 DOM
2. 2026-06-17
   days on market $209,900 Active 82 DOM
3. 2026-06-16
   days on market $209,900 Active 81 DOM
4. 2026-06-15
   days on market $209,900 Active 80 DOM
5. 2026-06-13
   days on market $209,900 Active 78 DOM
6. 2026-06-13
   days on market $209,900 Active 77 DOM
7. 2026-06-09
   days on market $209,900 Active 74 DOM
8. 2026-06-08
   days on market $209,900 Active 73 DOM
9. 2026-06-07
   days on market $209,900 Active 72 DOM
10. 2026-06-04
    days on market $209,900 Active 69 DOM
11. 2026-06-03
    days on market $209,900 Active 68 DOM
12. 2026-06-02
    days on market $209,900 Active 67 DOM
13. 2026-06-01
    days on market $209,900 Active 66 DOM
14. 2026-05-31
    days on market $209,900 Active 65 DOM
15. 2026-03-27
    listed $209,900 Active 448-char remark

    Show marketing remark (448 chars)

    LOCATION, LOCATION. This listing features 3-bedroom, 2-bath home in the desirable Fairlane Estates. . Just minutes from Disneyland, Great Wolf Lodge, a Crystal Cathedral, The Outlets and with easy access to the 5, 22, and 57 freeways, this home places you at the center of Orange County’s top attractions, shopping, dining, and entertainment. Don’t miss your chance to live in one of Garden Grove’s most well-connected communities

16. 2009-02-22
    historical
17. 2008-03-24
    listed $59,000

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 23 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: $37,851
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$2,552
• − Repairs & maintenance: −$3,028
• − Management: −$3,028
• − Depreciation: −$6,106
• Taxable income: $8,231
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $9,018/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 — Garden Grove

• Score: 66/100
• State rank: #343
• US rank: #11727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden Grove, CA
• County: Orange County · 3,096,323 people
• City population: 157,355
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,534
• Household income: $98,881
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 2006.0

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 43% Asian 37% White 16% Two or more races 15%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 43% · Vietnam, Canada, South Korea
• Languages at home: 33% English-only · Spanish 32% Vietnamese 26% 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: ▼ -718.10%
• Current HPI: 468.215
• Rent YoY: ▲ 1.30%
• 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

+255.8% since first listed

3 events — show timeline

• 2026-03-27 Listed $209,900 CRMLS
• 2009-02-22 Listing Removed — CRMLS
• 2008-03-24 Listed $59,000 CRMLS

Property tax history

-2.1%/yr

Latest (2025): $233 · +0.2% YoY. Source: county tax records.