9080 Bloomfield #31 · Cypress, CA 90630

$185,000

3 bd · 2.0 ba · 1,285 sqft · Manufactured · 75 Days on market

Built 2000 30 ac lot Est $177k · at est. ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• ARV discount +5.6/15.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at 9080 Bloomfield Ave. , Space 31, Cypress, CA 90630, this remodeled 3-bedroom, 2-bathroom manufactured home in Lincoln Center Mobile Estates offers a bright open-concept layout, high ceilings, skylights, updated finishes, and move-in-ready appeal. Interior features include new flooring throughout, fresh interior and exterior paint, a spacious great room with fireplace and statement lighting, and an updated kitchen with center island, stainless-steel stove and microwave, and included appliances. The primary suite includes an updated bathroom with walk-in shower and dual shower heads. The secondary bathroom features an oversized vanity and tub/shower combination. Additional features

Key facts

• 30.41 acre lot
• Community pool
• Built 2000

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed with size, breed and number restrictions
• HOA & community: Land lease community (land lease payment applies); Land lease amount: $2,600

Exterior

• Parking: Located in Lincoln Center park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (model CL-5224A); Double body type; Mobile home remains on lot; Entry facing ground level
• Construction: Mobile home approximately 12 ft wide by 52 ft long; Seller-provided year built and living area information
• Exterior features: Community association pool; Street lighting in neighborhood

Interior

• Kitchen: Free-standing range; Dishwasher; Open kitchen to family room; Kitchen island
• Bedrooms: All bedrooms located on the ground floor
• Bathrooms: 2 full bathrooms; Shower-in-tub(s)
• Heating & cooling: Central heating (central furnace); Central air conditioning
• Interior features: One-level home; All bedrooms on ground floor; Main entry at ground level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

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 ($3k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 2.2% in Cypress — 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 74/100 on livability (#141 in CA, #4,900 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, commute A; Watch: health & safety D, cost of living F.
• Cypress Elementary (suburban): math 67% / reading 69% proficiency, ranked #117 of 1,400 in CA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 70 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 32% of the median local income ($130k/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 $52k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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. Schools are A-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?
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: 1.87% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.66%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $177,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #230	0.00mi	3/2.0	1,272 (-1%)	1mo	$159,900	$126	97
9080 Bloomfield Ave #209	0.00mi	3/2.0	1,248 (-3%)	3mo	$129,000	$103	93
9080 Bloomfield Ave #193	0.00mi	3/2.0	1,248 (-3%)	10mo	$165,000	$132	87
9080 Bloomfield Ave #122	0.00mi	3/2.0	1,248 (-3%)	10mo	$168,000	$135	87
9080 Bloomfield Ave #237	0.00mi	3/2.0	1,408 (+10%)	4mo	$130,000	$92	80
9080 Bloomfield Ave #22	0.00mi	4/2.0 (+1)	1,344 (+5%)	10mo	$185,000	$138	79
22221 Bloomfield Ave #47	0.26mi	2/2.0 (-1)	1,344 (+5%)	1mo	$275,000	$205	74
22221 Bloomfield #11	0.26mi	2/2.0 (-1)	1,344 (+5%)	3mo	$200,000	$149	72
9080 Bloomfield Ave #272	0.00mi	3/2.0	1,122 (-13%)	11mo	$185,000	$165	70
9080 Bloomfield Ave #141	0.00mi	4/2.0 (+1)	1,431 (+11%)	8mo	$155,000	$108	69
9080 Bloomfield Ave #77	0.09mi	3/2.0	1,100 (-14%)	4mo	$168,000	$153	68
9080 Bloomfield Ave #192	0.12mi	3/2.0	1,434 (+12%)	11mo	$218,000	$152	66

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.12×
• Total profit: $58,120
• Equity at exit: $27,584

10-year hold

• IRR: 34.2%
• Equity multiple: 3.93×
• Total profit: $152,007
• Equity at exit: $15,995

Cash invested: $51,800 (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 90630

• Rents YoY: 1.7%
• Active inventory: 70
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $1,453

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,581	-5% $1,517	+0% $1,453	+5% $1,389	+10% $1,325
Rent	-10% $1,180	-5% $1,316	+0% $1,453	+5% $1,590	+10% $1,726
Rate	-1.0pp $1,546	-0.5pp $1,500	base $1,453	+0.5pp $1,405	+1.0pp $1,356

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 Casa Grande Cir Cypress, CA	1.0–2.0	1.0–1.5	811	$2,837	$3.50	2d	6	0.20mi
4550 Lincoln Ave Cypress, CA	1.0–2.0	1.0–2.0	860	$3,225	$3.75	2d	3	0.36mi
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	2d	1	0.50mi
12750 Centralia St Lakewood, CA	2.0	1.0–1.5	1056	$3,350	$3.17	4d	2	0.52mi
12750 Centralia St #43 Lakewood, CA	2.0	1.5	1056	$3,500	$3.31	18d	1	0.55mi
9424 Ethel St Cypress, CA	3.0	2.5	1780	$4,300	$2.42	16d	1	0.65mi
9306 Gregory St Cypress, CA	3.0	2.5	1840	$4,500	$2.45	19d	1	0.66mi
22003 Belshire Ave #9 Hawaiian Gardens, CA	2.0	2.0	1140	$2,900	$2.54	44d	1	0.66mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	2d	1	0.70mi
4812 Grace Ave Unit C Cypress, CA	2.0	2.0	900	$2,395	$2.66	13d	1	0.80mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	44d	1	0.81mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	2d	1	0.85mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	11d	1	0.85mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	0.98mi
21526 Juan Ave Hawaiian Gardens, CA	2.0	2.0	1200	$3,000	$2.50	25d	1	0.99mi
4646 Larwin Ave Cypress, CA	4.0	2.5	1562	$3,800	$2.43	2d	1	1.01mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	44d	1	1.03mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	2d	1	1.05mi
10403 Stratton Ct Cypress, CA	4.0	2.5	1327	$3,600	$2.71	44d	1	1.21mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	3d	27	1.24mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	3d	1	1.24mi
5477 Twin Lakes Dr Cypress, CA	2.0	1.0	1156	$2,495	$2.16	2d	1	1.25mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	22d	1	1.25mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	18d	1	1.25mi
5524 Camp St Cypress, CA	4.0	3.0	1613	$4,200	$2.60	2d	1	1.29mi
8626 Watson St Unit 8650-E Cypress, CA	2.0	1.0	900	$2,350	$2.61	11d	1	1.29mi
8626 Watson St Unit 8644 Cypress, CA	2.0	1.0	900	$2,450	$2.72	2d	1	1.29mi
8791 Walker St Cypress, CA	1.0–2.0	1.0	830	$2,535	$3.05	2d	8	1.30mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	8d	1	1.31mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	25d	1	1.31mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	44d	1	1.37mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	21d	1	1.41mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	44d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 75 DOM
2. 2026-06-17
   days on market $185,000 Active 74 DOM
3. 2026-06-16
   days on market $185,000 Active 73 DOM
4. 2026-06-16
   price $185,000 Active 72 DOM
5. 2026-06-15
   days on market $189,900 Active 72 DOM
6. 2026-06-13
   days on market $189,900 Active 70 DOM
7. 2026-06-13
   days on market $189,900 Active 69 DOM
8. 2026-06-09
   days on market $189,900 Active 66 DOM
9. 2026-06-08
   days on market $189,900 Active 65 DOM
10. 2026-06-07
    days on market $189,900 Active 64 DOM
11. 2026-06-04
    days on market $189,900 Active 61 DOM
12. 2026-06-03
    days on market $189,900 Active 60 DOM
13. 2026-06-02
    days on market $189,900 Active 59 DOM
14. 2026-06-01
    days on market $189,900 Active 58 DOM
15. 2026-05-31
    days on market $189,900 Active 57 DOM
16. 2026-05-22
    price $195,000
17. 2026-05-15
    price $197,000
18. 2026-05-02
    price $199,900
19. 2026-04-04
    listed $210,000 Active
20. 2026-03-13
    historical
21. 2025-11-29
    listed $210,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,492
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,319
• − Management: −$3,319
• − Depreciation: −$5,382
• Taxable income: $15,408
• Est. tax owed @ 24.0%: −$3,698
• After-tax cash flow: $13,738/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: Cypress Elementary
• NCES district ID: 0610440
• Math proficiency: 67% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $83,769
• Composite: 62.21/100
• National rank: #1446
• State rank: #117 of 1400 in CA

Livability — Cypress

• Score: 74/100
• State rank: #141
• US rank: #4900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, CA
• County: Orange County · 3,096,323 people
• City population: 49,318
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,318
• Household income: $130,154
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1431.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% White 31% Hispanic / Latino 22% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 57% English-only · Spanish 12% Korean 11% Chinese 5%

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: ▼ -870.99%
• Current HPI: 402.6083
• Rent YoY: ▲ 1.69%
• 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

-7.1% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $195,000 CRMLS
• 2026-05-15 Price Changed $197,000 CRMLS
• 2026-05-02 Price Changed $199,900 CRMLS
• 2026-04-04 Listed $210,000 CRMLS
• 2026-03-13 Listing Removed — CRMLS
• 2025-11-29 Listed $210,000 CRMLS

Property tax history

-3.2%/yr

Latest (2025): $313 · +2.5% YoY. Source: county tax records.