320 N Park Vis #180 · Anaheim, CA 92806

$120,000

3 bd · 2.0 ba · 1,060 sqft · Manufactured · 94 Days on market

Built 1965 $113/sqft · 31% below area Est $175k · 31% 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 +15.0/15.0
• 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

Come and see this perfect home as come in a large living room perfect for gatherings then next you have the dinning area overseeing the kitchen with an open concept. Down the hallway you will find the three bedrooms and two bath. This property offers plenty of parking space for up to four vehicles; community pool and club house. This is a family park in the beautiful city of Anaheim; close to stores, restaurant, 91, 57 and 55 FWY The amenities this community offers are endless come and make this home yours. Space #180

Key facts

• Open concept
• Community pool
• Plenty of parking

Tags

• LARGE LIVING ROOM
• DINING AREA
• OPEN CONCEPT
• PLENTY OF PARKING
• COMMUNITY POOL
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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.
• Market conditions: Rents soft (-0.8%/yr); 41 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 ($97k/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 $830 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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.
• Current owner paid $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 2.57% ✓
• Cap rate: 22.33%
• Cash-on-cash: 57.28%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (median comp): $175,000
• List price: $120,000
• Delta: -31.43%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Park Vista St #54	0.03mi	2/2.0 (-1)	1,020 (-4%)	21mo	$117,000	$115	70

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: 52.3%
• Equity multiple: 3.19×
• Total profit: $73,733
• Equity at exit: $17,892

10-year hold

• IRR: 56.4%
• Equity multiple: 5.79×
• Total profit: $161,055
• Equity at exit: $10,375

Cash invested: $33,600 (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: 3.2×

Monthly cashflow live

• Estimated rent: $3,080 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,604

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,687	-5% $1,645	+0% $1,604	+5% $1,563	+10% $1,521
Rent	-10% $1,361	-5% $1,482	+0% $1,604	+5% $1,726	+10% $1,847
Rate	-1.0pp $1,664	-0.5pp $1,634	base $1,604	+0.5pp $1,573	+1.0pp $1,541

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2944 E Frontera St Anaheim, CA	1.0–2.0	1.0	740	$2,375	$3.21	0d	2	0.13mi
2965 E Jackson Ave Anaheim, CA	1.0–2.0	1.0–1.5	885	$3,075	$3.47	0d	10	0.20mi
2627 E La Palma Ave Anaheim, CA	2.0	2.0	1204	$3,360	$2.79	8d	1	0.24mi
449 N Via Napoli Anaheim, CA	3.0	1.5	1266	$3,445	$2.72	11d	1	0.27mi
3004 E Via Bruno Anaheim, CA	3.0	1.5	1180	$3,350	$2.84	26d	1	0.33mi
450 N Armando St Anaheim, CA	1.0–2.0	1.0	800	$2,650	$3.31	0d	6	0.40mi
3070 E Frontera St Anaheim, CA	1.0–2.0	1.0–1.5	750	$2,785	$3.71	0d	6	0.53mi
2550 E Ward Ter Anaheim, CA	1.0–3.0	1.0–1.5	1075	$3,620	$3.37	0d	13	0.85mi
400 S Sunkist St Anaheim, CA	1.0–2.0	1.0	832	$2,225	$2.67	0d	2	0.94mi
2450 E Agave St Unit 1 Anaheim, CA	3.0	2.5	1394	$3,900	$2.80	0d	1	1.03mi
1133 N Earl Pl Unit B Anaheim, CA	2.0	2.0	788	$3,095	$3.93	26d	1	1.04mi
2650 E Park Ln Unit G Anaheim, CA	2.0	2.0	945	$2,695	$2.85	45d	1	1.04mi
2650 E Park Ln Apt E Anaheim, CA	2.0	1.0	945	$2,595	$2.75	45d	1	1.04mi
2650 E Park Ln Apt A Anaheim, CA	3.0	2.0	1100	$3,200	$2.91	45d	1	1.04mi
1017 Avenue De Pio Pico Unit 1019 Placentia, CA	2.0	1.0	800	$2,695	$3.37	45d	1	1.14mi
1017 Avenue De Pio Pico Unit 1017 Placentia, CA	3.0	2.0	1400	$3,695	$2.64	45d	1	1.14mi
2400 E Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	867	$2,737	$3.16	0d	6	1.16mi
140 W Orangethorpe Ave Placentia, CA	2.0	1.0	756	$2,630	$3.48	0d	3	1.30mi
16572 E Buena Vista Ave Orange, CA	3.0	2.0	1500	$5,500	$3.67	0d	1	1.33mi
16641 E Main St Unit B Orange, CA	2.0	1.0	950	$3,400	$3.58	20d	1	1.41mi
1240 N State College Blvd Anaheim, CA	2.0	2.0	882	$2,695	$3.06	45d	1	1.48mi

Listing history 41 events

1. 2026-06-21
   days on market $120,000 Active 94 DOM
2. 2026-06-18
   days on market $120,000 Active 91 DOM
3. 2026-06-17
   days on market $120,000 Active 90 DOM
4. 2026-06-16
   days on market $120,000 Active 89 DOM
5. 2026-06-15
   days on market $120,000 Active 88 DOM
6. 2026-06-13
   days on market $120,000 Active 86 DOM
7. 2026-06-13
   days on market $120,000 Active 85 DOM
8. 2026-06-09
   days on market $120,000 Active 82 DOM
9. 2026-06-08
   days on market $120,000 Active 81 DOM
10. 2026-06-07
    days on market $120,000 Active 80 DOM
11. 2026-06-04
    days on market $120,000 Active 77 DOM
12. 2026-06-03
    days on market $120,000 Active 76 DOM
13. 2026-06-02
    days on market $120,000 Active 75 DOM
14. 2026-06-01
    days on market $120,000 Active 74 DOM
15. 2026-05-31
    days on market $120,000 Active 73 DOM
16. 2026-03-19
    listed $120,000 Active 523-char remark

    Show marketing remark (523 chars)

    Come and see this perfect home as come in a large living room perfect for gatherings then next you have the dinning area overseeing the kitchen with an open concept. Down the hallway you will find the three bedrooms and two bath. This property offers plenty of parking space for up to four vehicles; community pool and club house. This is a family park in the beautiful city of Anaheim; close to stores, restaurant, 91, 57 and 55 FWY The amenities this community offers are endless come and make this home yours. Space #180

17. 2025-12-06
    historical
18. 2025-10-16
    price $135,000
19. 2025-07-06
    listed $149,999 Active
20. 2025-04-25
    historical
21. 2024-11-10
    price $149,999
22. 2024-11-10
    price $149,999
23. 2024-11-10
    price $149,999
24. 2024-09-06
    price $139,999
25. 2024-09-06
    price $139,999
26. 2024-06-19
    price $139,999
27. 2024-03-05
    listed $137,000 Active
28. 2024-03-02
    historical
29. 2023-10-30
    historical
30. 2023-08-07
    listed $149,999 Active
31. 2023-08-07
    historical
32. 2021-02-26
    soldstatus $40,000 Closed Sale
33. 2021-02-02
    status Pending Sale
34. 2021-02-02
    historical Active Under Contract
35. 2021-01-02
    listed $40,000 Active
36. 2018-04-27
    soldstatus $20,900 Closed Sale
37. 2018-04-25
    status Pending Sale
38. 2018-04-19
    listed Active Under Contract
39. 2018-04-06
    listed $20,900
40. 2003-06-02
    soldstatus $42,000
41. 2002-10-03
    listed $47,000

ⓘ 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: $36,961
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − Depreciation: −$3,491
• Taxable income: $18,435
• Est. tax owed @ 24.0%: −$4,424
• After-tax cash flow: $14,823/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

+155.3% since first listed

26 events — show timeline

• 2026-03-19 Listed $120,000 CRMLS
• 2025-12-06 Listing Removed — CRMLS
• 2025-10-16 Price Changed $135,000 CRMLS
• 2025-07-06 Listed $149,999 CRMLS
• 2025-04-25 Listing Removed — CRMLS
• 2024-11-10 Price Changed $149,999 CRMLS
• 2024-11-10 Price Changed $149,999 CRMLS
• 2024-11-10 Price Changed $149,999 CRMLS
• 2024-09-06 Price Changed $139,999 CRMLS
• 2024-09-06 Price Changed $139,999 CRMLS
• 2024-06-19 Price Changed $139,999 CRMLS
• 2024-03-05 Listed $137,000 CRMLS
• 2024-03-02 Coming Soon — CRMLS
• 2023-10-30 Listing Removed — CRMLS
• 2023-08-07 Listed $149,999 CRMLS
• 2023-08-07 Coming Soon — CRMLS
• 2021-02-26 Sold (MLS) $40,000 CRMLS
• 2021-02-02 Pending — CRMLS
• 2021-02-02 Contingent — CRMLS
• 2021-01-02 Listed $40,000 CRMLS
• 2018-04-27 Sold (MLS) $20,900 CRMLS
• 2018-04-25 Pending — CRMLS
• 2018-04-19 Listed — CRMLS
• 2018-04-06 Listed $20,900 CRMLS
• 2003-06-02 Sold (MLS) $42,000 CRMLS
• 2002-10-03 Listed $47,000 CRMLS

Property tax history

-9.5%/yr

Latest (2017): $116 · -15.0% YoY. Source: county tax records.