19350 S Ward St #3 · Huntington Beach, CA 92646

$90,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 174 Days on market

Built 1973 ↓ 24% 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
• Schools +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Bring your offer! Huge price reduction. Light and bright- clean 2 Bedroom 2 Bath in highly desirable "Mariners Pointe" 55+ community with low space rent for Huntington Beach. This affordable senior park home offers a fabulous floor plan with 1440 square feet! Eat in kitchen with new stove top and all appliances stay with the home. New paint throughout, new front door, new 2 inch wood blinds throughout, neutral color carpet, Central Heating and A/C and possible 3 car parking! Low space rent for Huntington Beach and better than renting! Not to mention a beautiful clubhouse with pool and more.

Key facts

• Community pool
• Built 1973
• Listed 174 days

Property features AI

Finance

• Other: Lot density approx. 0–1 unit per acre; Private paved road frontage; Directions: Enter from Yorktown to Mariners Pointe MHP; left and follow near end of street
• Financial info: Land lease of $2,095 per month (park); Land lease applies
• HOA & community: Senior community; Suburban community setting; Park name: Mariners Pointe; Manager approval required; Pets: contact manager

Exterior

• Parking: Concrete driveway; Covered parking; Attached carport; Additional carport and driveway parking
• Security: Resident manager
• Utilities: District/public water; Public sewer; Standard electric service; Telephone available in street; Underground utilities; Electricity connected; Sewer connected; Water connected; Cable available; Natural gas available and connected
• Home design: Single-story property; Entry at front door; Mobile home model Greenbriar; Updated/remodeled condition; Mobile home remains on site; Accessibility features for disabilities
• Construction: Brick and aluminum exterior; Composition roof; Raised foundation; Built as mobile home (24' x 60')
• Exterior features: Covered front and rear porches; Covered patio; Community pool (fenced); Porch - front; Porch - rear

Interior

• Kitchen: Gas cooktop; Built-in range; Refrigerator; Dishwasher; Kitchen open to family room; Water heater unit
• Bedrooms: All bedrooms on ground level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Remodeled bathrooms with showers
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Sliding glass door(s); Storage space; Blinds; Resident manager on-site; Community spa
• Laundry & utility: In-closet laundry; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.7% vs local median 1.6% in Huntington Beach — 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 36% of the median local income ($131k/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 $622 of loan paydown is wiped out by about $3k 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 + 1.2% rent growth), your $25k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $70k (44%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1973 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 4.40% ✓
• Cap rate: 39.73%
• Cash-on-cash: 119.40%
• DSCR: 6.31
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $184,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19350 Ward St #57	0.05mi	3/2.0 (+1)	1,548 (+8%)	6mo	$319,500	$206	75
19350 ward #37	0.03mi	3/2.0 (+1)	1,500 (+4%)	15mo	$284,000	$189	74
19350 Ward St #8	0.05mi	2/2.0	1,344 (-7%)	15mo	$165,000	$123	74
19361 Brookhurst #101	0.69mi	3/2.0 (+1)	1,440 (0%)	5mo	$208,000	$144	59
19361 Brookhurst St #34	0.62mi	2/2.0	1,404 (-2%)	11mo	$156,000	$111	58
19251 Brookhurst St #95	0.72mi	2/2.0	1,440 (0%)	11mo	$103,000	$72	58
19361 Brookhurst St #120	0.69mi	2/2.0	1,500 (+4%)	11mo	$138,000	$92	52
19251 Brookhurst St #22	0.69mi	3/2.0 (+1)	1,344 (-7%)	3mo	$172,000	$128	49
19361 Brookhurst St #51	0.69mi	3/2.0 (+1)	1,536 (+7%)	12mo	$161,000	$105	42
19251 Brookhurst St #71	0.73mi	2/2.0	1,608 (+12%)	10mo	$125,000	$78	38
19361 Brookhurst St #12	0.69mi	3/2.0 (+1)	1,651 (+15%)	12mo	$215,000	$130	28
19361 Brookhurst St #62	0.69mi	3/2.0 (+1)	1,638 (+14%)	14mo	$249,000	$152	28

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.48×
• Total profit: $138,131
• Equity at exit: $13,419

10-year hold

• IRR: —
• Equity multiple: 12.84×
• Total profit: $298,274
• Equity at exit: $7,782

Cash invested: $25,200 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $3,961 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $2,507

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 32%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10107 Holburn Dr Huntington Beach, CA	3.0	1.5	1122	$3,500	$3.12	1d	1	0.68mi
19822 Brookhurst St Huntington Beach, CA	1.0–2.0	1.0	912	$3,200	$3.51	1d	1	0.72mi
10172 Ascot Cir Huntington Beach, CA	3.0	1.5	1122	$4,500	$4.01	1d	1	0.76mi
19775 Cambridge Ln Huntington Beach, CA	3.0	2.5	1122	$3,495	$3.11	1d	1	0.83mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	2d	1	0.84mi
1803 Iowa St Costa Mesa, CA	3.0	2.0	1550	$4,300	$2.77	21d	1	0.90mi
9727 Adams Ave Huntington Beach, CA	3.0	2.5	1122	$3,300	$2.94	1d	1	1.04mi
2850 Tabago Pl Costa Mesa, CA	3.0	2.0	1608	$6,700	$4.17	3d	1	1.06mi
9552 Bickley Dr #7 Huntington Beach, CA	3.0	1.5	1100	$3,500	$3.18	1d	1	1.09mi
9582 Pettswood Dr Huntington Beach, CA	3.0	1.5	1174	$3,700	$3.15	17d	1	1.10mi
9582 Pettswood Dr Huntington Beach, CA	3.0	1.5	1178	$3,700	$3.14	19d	1	1.10mi
2775 Mesa Verde Dr E Costa Mesa, CA	3.0	1.0–2.0	968	$3,687	$3.81	2d	73	1.15mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	1.15mi
1662 Iowa St Costa Mesa, CA	3.0	2.0	1770	$4,700	$2.66	44d	1	1.19mi
9891 Hot Springs Dr Huntington Beach, CA	3.0	2.0	1494	$7,000	$4.69	1d	1	1.31mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	1.38mi
1552 Elm Ave Apt B Costa Mesa, CA	2.0	1.5	900	$2,600	$2.89	3d	1	1.38mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	1d	1	1.39mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	1.46mi

Listing history 46 events

1. 2026-06-18
   days on market $90,000 Active 174 DOM
2. 2026-06-18
   status $90,000 Active 173 DOM
3. 2026-06-17
   days on market $90,000 Active Under Contract 173 DOM
4. 2026-06-16
   days on market $90,000 Active Under Contract 172 DOM
5. 2026-06-15
   days on market $90,000 Active Under Contract 171 DOM
6. 2026-06-13
   days on market $90,000 Active Under Contract 169 DOM
7. 2026-06-13
   days on market $90,000 Active Under Contract 168 DOM
8. 2026-06-09
   statusdays on market $90,000 Active Under Contract 165 DOM
9. 2026-06-08
   days on market $90,000 Active 164 DOM
10. 2026-06-07
    days on market $90,000 Active 163 DOM
11. 2026-06-04
    days on market $90,000 Active 160 DOM
12. 2026-06-03
    days on market $90,000 Active 159 DOM
13. 2026-06-02
    days on market $90,000 Active 158 DOM
14. 2026-06-01
    days on market $90,000 Active 157 DOM
15. 2026-05-31
    days on market $90,000 Active 156 DOM
16. 2026-05-20
    status Active
17. 2026-05-18
    historical Active Under Contract
18. 2026-04-20
    price $90,000
19. 2026-03-28
    price $124,900
20. 2026-02-26
    price $139,900
21. 2026-01-29
    price $149,900
22. 2025-12-26
    listed $159,900 Active
23. 2025-12-19
    historical $159,900
24. 2023-08-25
    soldstatus $90,000 Closed Sale 625-char remark

    Show marketing remark (625 chars)

    MOTIVATED SELLER! Bring your offer! Huge price reduction. Light and bright- clean 2 Bedroom 2 Bath in highly desirable "Mariners Pointe" 55+ community with low space rent for Huntington Beach. This affordable senior park home offers a fabulous floor plan with 1440 square feet! Eat in kitchen with new stove top and all appliances stay with the home. New paint throughout, new front door, new 2 inch wood blinds throughout, neutral color carpet, Central Heating and A/C and possible 3 car parking! Low space rent for Huntington Beach and better than renting! Not to mention a beautiful clubhouse with pool and more.

25. 2023-08-22
    status Pending Sale 625-char remark

    Show marketing remark (625 chars)

    MOTIVATED SELLER! Bring your offer! Huge price reduction. Light and bright- clean 2 Bedroom 2 Bath in highly desirable "Mariners Pointe" 55+ community with low space rent for Huntington Beach. This affordable senior park home offers a fabulous floor plan with 1440 square feet! Eat in kitchen with new stove top and all appliances stay with the home. New paint throughout, new front door, new 2 inch wood blinds throughout, neutral color carpet, Central Heating and A/C and possible 3 car parking! Low space rent for Huntington Beach and better than renting! Not to mention a beautiful clubhouse with pool and more.

26. 2023-08-08
    historical Active Under Contract 625-char remark

    Show marketing remark (625 chars)

    MOTIVATED SELLER! Bring your offer! Huge price reduction. Light and bright- clean 2 Bedroom 2 Bath in highly desirable "Mariners Pointe" 55+ community with low space rent for Huntington Beach. This affordable senior park home offers a fabulous floor plan with 1440 square feet! Eat in kitchen with new stove top and all appliances stay with the home. New paint throughout, new front door, new 2 inch wood blinds throughout, neutral color carpet, Central Heating and A/C and possible 3 car parking! Low space rent for Huntington Beach and better than renting! Not to mention a beautiful clubhouse with pool and more.

27. 2023-06-22
    price $92,000 625-char remark

    Show marketing remark (625 chars)

    MOTIVATED SELLER! Bring your offer! Huge price reduction. Light and bright- clean 2 Bedroom 2 Bath in highly desirable "Mariners Pointe" 55+ community with low space rent for Huntington Beach. This affordable senior park home offers a fabulous floor plan with 1440 square feet! Eat in kitchen with new stove top and all appliances stay with the home. New paint throughout, new front door, new 2 inch wood blinds throughout, neutral color carpet, Central Heating and A/C and possible 3 car parking! Low space rent for Huntington Beach and better than renting! Not to mention a beautiful clubhouse with pool and more.

28. 2023-06-08
    price $110,000 625-char remark

    Show marketing remark (625 chars)

    MOTIVATED SELLER! Bring your offer! Huge price reduction. Light and bright- clean 2 Bedroom 2 Bath in highly desirable "Mariners Pointe" 55+ community with low space rent for Huntington Beach. This affordable senior park home offers a fabulous floor plan with 1440 square feet! Eat in kitchen with new stove top and all appliances stay with the home. New paint throughout, new front door, new 2 inch wood blinds throughout, neutral color carpet, Central Heating and A/C and possible 3 car parking! Low space rent for Huntington Beach and better than renting! Not to mention a beautiful clubhouse with pool and more.

29. 2023-05-09
    listed $125,000 Active 625-char remark

    Show marketing remark (625 chars)

    MOTIVATED SELLER! Bring your offer! Huge price reduction. Light and bright- clean 2 Bedroom 2 Bath in highly desirable "Mariners Pointe" 55+ community with low space rent for Huntington Beach. This affordable senior park home offers a fabulous floor plan with 1440 square feet! Eat in kitchen with new stove top and all appliances stay with the home. New paint throughout, new front door, new 2 inch wood blinds throughout, neutral color carpet, Central Heating and A/C and possible 3 car parking! Low space rent for Huntington Beach and better than renting! Not to mention a beautiful clubhouse with pool and more.

30. 2022-11-30
    historical
31. 2022-10-26
    status Active
32. 2022-10-14
    status Pending Sale
33. 2022-07-11
    listed $125,000 Active
34. 2022-06-06
    historical
35. 2022-06-04
    historical Active Under Contract
36. 2022-05-19
    price $97,900
37. 2022-03-29
    status Active
38. 2022-03-29
    historical Active Under Contract
39. 2022-03-28
    status Active
40. 2022-03-26
    status Pending Sale
41. 2022-03-08
    status Active
42. 2022-03-07
    historical Active Under Contract
43. 2022-02-23
    price $98,000
44. 2021-12-12
    price $108,000
45. 2021-12-04
    listed $118,000 Active
46. 2021-11-22
    historical

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,536
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$3,803
• − Management: −$3,803
• − Depreciation: −$2,618
• Taxable income: $30,471
• Est. tax owed @ 24.0%: −$7,313
• After-tax cash flow: $22,777/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% Chinese 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

-23.7% since first listed

31 events — show timeline

• 2026-05-20 Relisted — CRMLS
• 2026-05-18 Contingent — CRMLS
• 2026-04-20 Price Changed $90,000 CRMLS
• 2026-03-28 Price Changed $124,900 CRMLS
• 2026-02-26 Price Changed $139,900 CRMLS
• 2026-01-29 Price Changed $149,900 CRMLS
• 2025-12-26 Listed $159,900 CRMLS
• 2025-12-19 Coming Soon $159,900 CRMLS
• 2023-08-25 Sold (MLS) $90,000 CRMLS
• 2023-08-22 Pending — CRMLS
• 2023-08-08 Contingent — CRMLS
• 2023-06-22 Price Changed $92,000 CRMLS
• 2023-06-08 Price Changed $110,000 CRMLS
• 2023-05-09 Listed $125,000 CRMLS
• 2022-11-30 Listing Removed — CRMLS
• 2022-10-26 Relisted — CRMLS
• 2022-10-14 Pending — CRMLS
• 2022-07-11 Listed $125,000 CRMLS
• 2022-06-06 Listing Removed — CRMLS
• 2022-06-04 Contingent — CRMLS
• 2022-05-19 Price Changed $97,900 CRMLS
• 2022-03-29 Relisted — CRMLS
• 2022-03-29 Contingent — CRMLS
• 2022-03-28 Relisted — CRMLS
• 2022-03-26 Pending — CRMLS
• 2022-03-08 Relisted — CRMLS
• 2022-03-07 Contingent — CRMLS
• 2022-02-23 Price Changed $98,000 CRMLS
• 2021-12-12 Price Changed $108,000 CRMLS
• 2021-12-04 Listed $118,000 CRMLS
• 2021-11-22 Coming Soon — CRMLS