1660 Whittier Ave Spc 29 #29 · Costa Mesa, CA 92627

$210,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 94 Days on market

Built 1969 2.39 ac lot $292/sqft · 85% above area

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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 +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled, turnkey coastal home with beautiful ocean views! Located in the highly desirable 55+ Island View Mobile Home Park, this 2-bedroom, 1-bath home offers approximately 720 sq. ft. of move-in ready living space. The home has been completely renovated from top to bottom, with upgrades including a new roof, updated plumbing, new windows, new flooring, new cabinetry, and updated appliances. The bright, modern kitchen features new cabinets, countertops, and appliances, creating a stylish and functional space for everyday living. The bathroom has been fully remodeled with elegant finishes and a new vanity. Additional highlights include a dedicated laundry room for added convenience. Ocean views are visible from the living area and outdoor spaces, while the home is conveniently located just minutes from the beach, shopping, dining, and local amenities. This beautifully updated home is turnkey and ready for its next owner, offering a wonderful opportunity to enjoy affordable coastal living in a welcoming 55+ community.

Key facts

• New flooring
• Ocean views
• New cabinetry

Tags

• OCEAN VIEWS
• NEW ROOF
• UPDATED PLUMBING
• NEW WINDOWS
• NEW FLOORING
• NEW CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $918 ($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: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: schools C-, health & safety D+, crime F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 100 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% of the median local income ($109k/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 + 1.7% 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 94 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $210k implies a 740% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,100 (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 1969 — 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: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.74%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $113,241
• List price: $210,000
• Delta: 85.45%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1660 Whittier Ave #30	0.00mi	2/1.0	696 (-3%)	11mo	$168,000	$241	85
1750 Whittier Ave #27	0.19mi	2/1.0	800 (+11%)	2mo	$80,000	$100	71
1660 Whittier Ave. #35 #35	0.00mi	2/1.0	800 (+11%)	18mo	$129,000	$161	67
1535 Superior Ave #33	0.63mi	2/2.0	720 (0%)	11mo	$115,000	$160	57
1660 Whittier Ave #27	0.01mi	1/1.0 (-1)	624 (-13%)	23mo	$145,000	$232	53

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.35×
• Total profit: $20,659
• Equity at exit: $31,312

10-year hold

• IRR: 17.2%
• Equity multiple: 2.33×
• Total profit: $78,116
• 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 92627

• Rents YoY: 1.7%
• Active inventory: 100
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,999 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $918

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,063	-5% $991	+0% $918	+5% $846	+10% $773
Rent	-10% $681	-5% $800	+0% $918	+5% $1,037	+10% $1,155
Rate	-1.0pp $1,024	-0.5pp $972	base $918	+0.5pp $864	+1.0pp $809

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Monrovia Ave Costa Mesa, CA	1.0–2.0	1.0	821	$2,805	$3.42	5d	1	0.40mi
1850 Whittier Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	775	$3,657	$4.72	0d	7	0.49mi
1525 Placentia Ave Newport Beach, CA	2.0	1.0–1.5	635	$3,200	$5.04	6d	3	0.53mi
1530 Placentia Ave Newport Beach, CA	2.0	1.0	715	$2,995	$4.19	25d	1	0.60mi
825 Center St Costa Mesa, CA	1.0–2.0	1.0–2.0	925	$3,200	$3.46	0d	1	0.61mi
1433 Superior Ave Newport Beach, CA	1.0	1.0	600	$2,845	$4.74	44d	3	0.64mi
1846 Placentia Ave Apt D Costa Mesa, CA	1.0	1.0	625	$2,595	$4.15	44d	1	0.65mi
724 W 18th St Unit 3 Costa Mesa, CA	1.0	1.0	650	$1,850	$2.85	44d	1	0.73mi
102 Scholz Plz Newport Beach, CA	1.0	1.0	726	$3,045	$4.19	3d	1	0.79mi
102 Scholz Plz Newport Beach, CA	1.0	1.0	726	$3,200	$4.41	44d	1	0.79mi
1975 Pomona Ave Costa Mesa, CA	1.0	1.0	650	$1,995	$3.07	15d	1	1.02mi
1612 Orange Ave Costa Mesa, CA	2.0	1.0	738	$3,795	$5.14	25d	1	1.11mi
1614 Orange Ave Costa Mesa, CA	2.0	1.0	738	$3,795	$5.14	25d	1	1.11mi
2115 Placentia Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	725	$2,595	$3.58	3d	4	1.19mi
626 Clubhouse Ave Unit 626 Clubhouse D Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	16d	1	1.20mi
1919 Maple Ave Unit 1917-14 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	12d	1	1.20mi
1919 Maple Ave Unit 1917-06 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	25d	1	1.21mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	23d	1	1.21mi
140 Cabrillo St Costa Mesa, CA	1.0	1.0	337	$1,795	$5.32	18d	2	1.21mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	8d	1	1.31mi
187 E 18th St Costa Mesa, CA	1.0	1.0	725	$2,400	$3.31	20d	1	1.37mi
187 E 18th St Costa Mesa, CA	1.0	1.0	600	$2,400	$4.00	25d	1	1.37mi
307 33rd St Unit B Newport Beach, CA	1.0	1.0	700	$3,300	$4.71	16d	1	1.38mi
2244 Canyon Dr Unit 2244 D Costa Mesa, CA	2.0	1.0	740	$2,750	$3.72	23d	1	1.41mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	18d	1	1.41mi
2250 Canyon Dr Costa Mesa, CA	2.0	1.0	740	$2,750	$3.72	16d	1	1.43mi
21372 Brookhurst St Huntington Beach, CA	1.0–3.0	1.0–2.0	743	$2,650	$3.56	0d	6	1.45mi
21372 Brookhurst St Unit O Huntington Beach, CA	1.0	1.0	560	$2,099	$3.75	4d	1	1.45mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	8d	1	1.48mi
1765 Santa Ana Ave Costa Mesa, CA	3.0	1.0–2.0	760	$3,893	$5.12	0d	1	1.48mi
313 W 17th St Costa Mesa, CA	1.0–2.0	1.0	750	$4,225	$5.63	7d	7	1.49mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,750	$4.31	25d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $210,000 Active 94 DOM
2. 2026-06-18
   days on market $210,000 Active 91 DOM
3. 2026-06-17
   days on market $210,000 Active 90 DOM
4. 2026-06-16
   days on market $210,000 Active 89 DOM
5. 2026-06-15
   days on market $210,000 Active 88 DOM
6. 2026-06-13
   days on market $210,000 Active 86 DOM
7. 2026-06-13
   days on market $210,000 Active 85 DOM
8. 2026-06-09
   days on market $210,000 Active 82 DOM
9. 2026-06-08
   days on market $210,000 Active 81 DOM
10. 2026-06-07
    pricedays on market $210,000 Active 80 DOM
11. 2026-06-04
    days on market $220,000 Active 77 DOM
12. 2026-06-03
    days on market $220,000 Active 76 DOM
13. 2026-06-02
    days on market $220,000 Active 75 DOM
14. 2026-06-01
    days on market $220,000 Active 74 DOM
15. 2026-05-31
    days on market $220,000 Active 73 DOM
16. 2026-05-14
    price $220,000 1039-char remark

    Show marketing remark (1039 chars)

    Fully remodeled, turnkey coastal home with beautiful ocean views! Located in the highly desirable 55+ Island View Mobile Home Park, this 2-bedroom, 1-bath home offers approximately 720 sq. ft. of move-in ready living space. The home has been completely renovated from top to bottom, with upgrades including a new roof, updated plumbing, new windows, new flooring, new cabinetry, and updated appliances. The bright, modern kitchen features new cabinets, countertops, and appliances, creating a stylish and functional space for everyday living. The bathroom has been fully remodeled with elegant finishes and a new vanity. Additional highlights include a dedicated laundry room for added convenience. Ocean views are visible from the living area and outdoor spaces, while the home is conveniently located just minutes from the beach, shopping, dining, and local amenities. This beautifully updated home is turnkey and ready for its next owner, offering a wonderful opportunity to enjoy affordable coastal living in a welcoming 55+ community.

17. 2026-03-19
    listed $225,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Fully remodeled, turnkey coastal home with beautiful ocean views! Located in the highly desirable 55+ Island View Mobile Home Park, this 2-bedroom, 1-bath home offers approximately 720 sq. ft. of move-in ready living space. The home has been completely renovated from top to bottom, with upgrades including a new roof, updated plumbing, new windows, new flooring, new cabinetry, and updated appliances. The bright, modern kitchen features new cabinets, countertops, and appliances, creating a stylish and functional space for everyday living. The bathroom has been fully remodeled with elegant finishes and a new vanity. Additional highlights include a dedicated laundry room for added convenience. Ocean views are visible from the living area and outdoor spaces, while the home is conveniently located just minutes from the beach, shopping, dining, and local amenities. This beautifully updated home is turnkey and ready for its next owner, offering a wonderful opportunity to enjoy affordable coastal living in a welcoming 55+ community.

18. 2026-03-16
    historical
19. 2026-03-05
    listed $225,000 Active
20. 2026-03-05
    historical
21. 2015-03-20
    soldstatus $25,000 Closed Sale
22. 2015-03-10
    historical Active Under Contract
23. 2015-02-16
    price $34,700
24. 2014-12-04
    listed $28,500 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,993
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − Depreciation: −$6,109
• Taxable income: $8,162
• Est. tax owed @ 24.0%: −$1,959
• After-tax cash flow: $9,061/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,096,323 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 2889.0

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 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• 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

+671.9% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $220,000 CRMLS
• 2026-03-19 Listed $225,000 CRMLS
• 2026-03-16 Listing Removed — CRMLS
• 2026-03-05 Listed $225,000 CRMLS
• 2026-03-05 Coming Soon — CRMLS
• 2015-03-20 Sold (MLS) $25,000 CRMLS
• 2015-03-10 Contingent — CRMLS
• 2015-02-16 Price Changed $34,700 CRMLS
• 2014-12-04 Listed $28,500 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $48 · -0.5% YoY. Source: county tax records.