14362 Bushard St #17 · Westminster, CA 92863

$295,000

3 bd · 2.0 ba · 1,608 sqft · Manufactured · 85 Days on market

Built 2011 $183/sqft · 37% above area Est $216k · 37% over ↓ 16% since listing

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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 +8.4/10.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

* Move-in Ready 2011 Champion home. * Spacious 1608 sqft, 3 bedrooms and 2 baths home * In +55/18 Community!!! * * Central heater & window AC * flooring * Dual pane windows * Master bedroom suite with walk-in closet * Samsung washer/dry, SS refrigerator, 2 large TV's, all furniture are included * Corner lot with beautiful landscaping and brick planter * 2 sheds * Long driveway with 3-car parking spaces * Additional guest parking spaces are close by * Space rent $1,725 per month

Key facts

• Move-in ready
• Walk-in closet
• Central heater

Tags

• MOVE-IN READY
• CENTRAL HEATER
• DUAL PANE WINDOWS
• MASTER BEDROOM SUITE
• WALK-IN CLOSET
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.0% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living F.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 1.34% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $215,559
• List price: $295,000
• Delta: 36.85%
• 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
14362 Bushard St #113	0.00mi	3/2.0	1,649 (+2%)	20mo	$270,000	$164	79
14362-142 Bushard	0.00mi	2/2.0 (-1)	1,545 (-4%)	15mo	$219,000	$142	76
14362 Bushard St #96	0.00mi	3/2.0	1,450 (-10%)	15mo	$190,000	$131	71
9200 Westminster Blvd #71	0.58mi	2/2.0 (-1)	1,704 (+6%)	1mo	$98,000	$58	57
9800 BOLSA #48	0.67mi	2/2.0 (-1)	1,536 (-4%)	5mo	$142,500	$93	52
9851 Bolsa Ave #196	0.54mi	3/2.0	1,420 (-12%)	5mo	$400,000	$282	51
9851 Bolsa Ave #198	0.54mi	3/3.0	1,458 (-9%)	6mo	$380,000	$261	50
9851 Bolsa #168	0.54mi	3/2.0	1,440 (-10%)	11mo	$339,000	$235	48
9200 Westminster Blvd #38	0.58mi	3/2.0	1,440 (-10%)	9mo	$163,000	$113	48
9800 BOLSA Ave #14	0.67mi	2/2.0 (-1)	1,440 (-10%)	5mo	$158,000	$110	42
9800 Bolsa #79	0.67mi	2/2.0 (-1)	1,440 (-10%)	5mo	$207,000	$144	42
9800 Bolsa Ave #75	0.67mi	2/2.0 (-1)	1,440 (-10%)	18mo	$150,900	$105	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.50×
• Total profit: $123,803
• Equity at exit: $132,645

10-year hold

• IRR: 27.1%
• Equity multiple: 4.83×
• Total profit: $316,704
• Equity at exit: $204,421

Cash invested: $82,600 (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 92863

• Active inventory: 2
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,942 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$828
• Net cashflow: $1,388

Break-even live

Break-even rent $2,185

Max offer price $295,000

Occupancy floor 60%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9869 Bria Ln Garden Grove, CA	2.0	2.5	1780	$3,995	$2.24	2d	1	0.30mi
15100 Brookhurst St Unit 327 Westminster, CA	2.0	2.0	1254	$4,490	$3.58	12d	1	0.79mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	2d	8	0.80mi
15100 Brookhurst St Westminster, CA	2.0	2.0	1254	$4,828	$3.85	12d	1	0.85mi
10500 Westminster Ave Garden Grove, CA	1.0–3.0	1.0–2.0	1001	$3,100	$3.10	15d	5	0.97mi
10402 Bowen Cir Garden Grove, CA	3.0	2.0	1219	$3,900	$3.20	44d	1	0.99mi
8842 Enloe Ave Garden Grove, CA	3.0	2.0	1300	$3,950	$3.04	1d	1	1.02mi
9551 Robin Ave Westminster, CA	3.0	2.0	1302	$4,000	$3.07	44d	1	1.06mi
13392 Magnolia St Unit 13392-C Garden Grove, CA	2.0	2.0	1129	$2,595	$2.30	22d	1	1.13mi
9155 Central Ave Garden Grove, CA	1.0–3.0	1.0–2.0	1139	$3,877	$3.40	2d	6	1.26mi
8431 Aspenwood Ave Westminster, CA	4.0	2.5	1991	$4,700	$2.36	1d	1	1.46mi
9900 Acacia Ave Garden Grove, CA	1.0–2.0	1.0–1.5	939	$2,965	$3.16	4d	5	1.47mi
10206 Andy Reese Ct Garden Grove, CA	3.0	2.5	1509	$3,850	$2.55	44d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $295,000 Active 85 DOM
2. 2026-06-17
   days on market $295,000 Active 84 DOM
3. 2026-06-16
   days on market $295,000 Active 83 DOM
4. 2026-06-15
   days on market $295,000 Active 82 DOM
5. 2026-06-13
   days on market $295,000 Active 80 DOM
6. 2026-06-13
   days on market $295,000 Active 79 DOM
7. 2026-06-09
   days on market $295,000 Active 76 DOM
8. 2026-06-08
   days on market $295,000 Active 75 DOM
9. 2026-06-07
   days on market $295,000 Active 74 DOM
10. 2026-06-04
    days on market $295,000 Active 71 DOM
11. 2026-06-03
    days on market $295,000 Active 70 DOM
12. 2026-06-02
    days on market $295,000 Active 69 DOM
13. 2026-06-01
    days on market $295,000 Active 68 DOM
14. 2026-05-31
    days on market $295,000 Active 67 DOM
15. 2026-05-07
    price $295,000 542-char remark

    Show marketing remark (542 chars)

    * Move-in Ready 2011 Champion home. * Spacious 1608 sqft, 3 bedrooms and 2 baths home * In +55/18 Community!!! * * Central heater & window AC * flooring * Dual pane windows * Master bedroom suite with walk-in closet * Samsung washer/dry, SS refrigerator, 2 large TV's, all furniture are included * Corner lot with beautiful landscaping and brick planter * 2 sheds * Long driveway with 3-car parking spaces * Additional guest parking spaces are close by * Space rent $1,725 per month

16. 2026-03-25
    listed $305,000 Active 542-char remark

    Show marketing remark (542 chars)

    * Move-in Ready 2011 Champion home. * Spacious 1608 sqft, 3 bedrooms and 2 baths home * In +55/18 Community!!! * * Central heater & window AC * flooring * Dual pane windows * Master bedroom suite with walk-in closet * Samsung washer/dry, SS refrigerator, 2 large TV's, all furniture are included * Corner lot with beautiful landscaping and brick planter * 2 sheds * Long driveway with 3-car parking spaces * Additional guest parking spaces are close by * Space rent $1,725 per month

17. 2026-03-24
    historical
18. 2026-03-08
    price $310,000
19. 2026-02-27
    listed $299,900 Active
20. 2026-02-25
    historical
21. 2026-02-22
    price $299,990
22. 2026-02-17
    price $330,000
23. 2026-01-08
    listed $350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $673 · $56/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$1,569/yr (+$131/mo · 233.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥88°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,301
• − Mortgage interest: −$16,525
• − Property taxes: −$673
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,784
• − Management: −$3,784
• − Depreciation: −$8,582
• Taxable income: $12,478
• Est. tax owed @ 24.0%: −$2,995
• After-tax cash flow: $13,661/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-15.7% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $295,000 CRMLS
• 2026-03-25 Listed $305,000 CRMLS
• 2026-03-24 Listing Removed — CRMLS
• 2026-03-08 Price Changed $310,000 CRMLS
• 2026-02-27 Listed $299,900 CRMLS
• 2026-02-25 Listing Removed — CRMLS
• 2026-02-22 Price Changed $299,990 CRMLS
• 2026-02-17 Price Changed $330,000 CRMLS
• 2026-01-08 Listed $350,000 CRMLS

Property tax history

-4.1%/yr

Latest (2025): $673 · -10.3% YoY. Source: county tax records.