7271 Katella Ave #101 · Stanton, CA 90680

$344,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 13 Days on market

Built 2001 Est $288k · 20% over ↓ 3% 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 +22.3/30.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Central ac
• New exterior paint
• Artificial grass

Tags

• CENTRAL AC
• NEW EXTERIOR PAINT
• ARTIFICIAL GRASS
• GRANITE KITCHEN
• LARGE CLUBHOUSE
• SPACIOUS POOL

Property features AI

Finance

• Other: Living area is estimated; Subdivision: La Lampara
• Financial info: Land lease of $1,488.33 per month (park-sourced); rent includes pool
• HOA & community: Pool and clubhouse amenities; Street lighting; Senior community; Park name: La Lampara; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway parking; 2 uncovered parking spaces (4 total parking spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Mobile home remains on site; Mobile home dimensions approximately 23 ft by 56 ft
• Construction: Composition roof; Built by builder (year built source: Builder)
• Exterior features: Yard; In-ground community pool

Interior

• Kitchen: Gas water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Entry on the main level; Exhaust fan(s)
• Laundry & utility: Laundry room inside the home (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $345k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Cap rate 8.3% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Savanna Elementary (urban): math 34% / reading 45% proficiency, ranked #232 of 517 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $3,740/mo this rent would consume 52% of the median local household income ($86k/yr) (locally 1745% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $344,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $288,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7271 Katella Ave #100	0.00mi	3/2.0	1,411 (-3%)	15mo	$325,000	$230	83
7271 Katella	0.09mi	3/2.0	1,344 (-8%)	5mo	$152,500	$113	79
7271 Katella Ave. Ave #10	0.08mi	3/2.0	1,554 (+7%)	8mo	$355,000	$228	78
7271 Katella Ave. #66	0.09mi	3/2.0	1,568 (+8%)	6mo	$355,000	$226	78
7271 Katella Ave #99	0.08mi	3/2.0	1,265 (-13%)	0mo	$257,000	$203	74
7271 Katella Ave. Ave #21	0.09mi	3/2.0	1,554 (+7%)	13mo	$355,000	$228	73
10550 Western Ave #3	0.49mi	2/2.0 (-1)	1,440 (-1%)	2mo	$132,000	$92	69
7271 Katella Ave #40	0.09mi	2/2.0 (-1)	1,512 (+4%)	23mo	$299,000	$198	65
10550 Western Ave #43	0.49mi	2/2.0 (-1)	1,568 (+8%)	4mo	$210,000	$134	56
10550 Western Ave #93	0.49mi	3/2.0	1,568 (+8%)	18mo	$310,000	$198	50
7271 Katella Ave #97	0.08mi	2/2.0 (-1)	1,250 (-14%)	23mo	$156,500	$125	49
10550 Western Ave #94	0.49mi	3/2.0	1,248 (-14%)	23mo	$185,000	$148	34

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-21,953
• Equity at exit: $51,426

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $17,823
• Equity at exit: $29,821

Cash invested: $96,572 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,740 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,174/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $571

Break-even live

Break-even rent $3,017

Max offer price $344,900

Occupancy floor 80%

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	0.23mi
31907 Saint Joseph Ln Stanton, CA	4.0	3.5	1800	$4,950	$2.75	1d	1	0.31mi
31909 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	0.31mi
31911 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	0.31mi
10600 Western Ave Stanton, CA	2.0	1.0–2.0	915	$2,475	$2.70	1d	2	0.44mi
6972 Jonathan Ave Cypress, CA	4.0	2.0	1635	$6,000	$3.67	2d	1	0.44mi
10511 Lexington St Unit C Stanton, CA	2.0	1.5	900	$2,300	$2.56	1d	1	0.48mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	2d	1	0.49mi
7051 Cerritos Ave Stanton, CA	2.0	1.0	1000	$2,545	$2.54	1d	1	0.60mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	0.64mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.67mi
11466 Pinckney Way Cypress, CA	3.0	2.5	1800	$3,900	$2.17	13d	1	0.68mi
11466 Pinckney Way Cypress, CA	3.0	2.5	1799	$3,900	$2.17	2d	1	0.68mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	0.72mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	1d	1	0.79mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	12d	1	0.90mi
6942 Santa Rita Ave Garden Grove, CA	4.0	2.0	1650	$4,500	$2.73	43d	1	1.02mi
3427 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,350	$2.61	24d	1	1.06mi
6741 Ball Rd Buena Park, CA	2.0	1.5	1000	$2,495	$2.50	1d	1	1.16mi
909 S Knott Ave Anaheim, CA	1.0–2.0	1.0	880	$2,695	$3.06	1d	1	1.18mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	1.19mi
6351 Marcella Way Buena Park, CA	4.0	2.5	1415	$4,200	$2.97	1d	1	1.24mi
10305 Eudora Ave Buena Park, CA	4.0	2.0	1650	$4,500	$2.73	1d	1	1.25mi
6635 Vanguard Ave Garden Grove, CA	4.0	2.0	1200	$4,000	$3.33	44d	1	1.28mi
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	1.29mi
3625 W Savanna St Anaheim, CA	2.0	2.0	1060	$2,595	$2.45	1d	1	1.30mi
704 S Knott Ave Anaheim, CA	2.0	1.0	880	$2,250	$2.56	1d	1	1.35mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	15d	6	1.36mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	1.37mi
9951 Holder St Cypress, CA	3.0	1.5	1200	$3,395	$2.83	1d	3	1.40mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	16d	1	1.42mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	16d	1	1.42mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	16d	1	1.42mi
11871 Topaz Cir Garden Grove, CA	3.0	2.0	1213	$4,000	$3.30	43d	1	1.42mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	1.42mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	1d	9	1.43mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	16d	1	1.45mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	43d	1	1.45mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	24d	1	1.45mi
3354 W Orange Ave Anaheim, CA	2.0	1.0	1060	$2,400	$2.26	1d	1	1.45mi

Listing history 9 events

1. 2026-06-18
   days on market $344,900 Active 13 DOM
2. 2026-06-17
   days on market $344,900 Active 12 DOM
3. 2026-06-16
   days on market $344,900 Active 11 DOM
4. 2026-06-15
   days on market $344,900 Active 10 DOM
5. 2026-06-13
   days on market $344,900 Active 8 DOM
6. 2026-06-13
   days on market $344,900 Active 7 DOM
7. 2026-06-09
   days on market $344,900 Active 4 DOM
8. 2026-06-08
   days on market $344,900 Active 3 DOM
9. 2026-06-07
   listed $344,900 Active 2 DOM

ⓘ 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 5/10 Major 7 d/yr ≥89°F today · 23 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: $44,883
• − Mortgage interest: −$19,320
• − Property taxes: −$5,174
• − Insurance: −$1,724
• − Repairs & maintenance: −$3,591
• − Management: −$3,591
• − Depreciation: −$10,033
• Taxable income: $1,450
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $6,507/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: Savanna Elementary
• NCES district ID: 0636030
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $60,278
• Composite: 35.02/100
• National rank: #5042
• State rank: #232 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

-2.8% since first listed

6 events — show timeline

• 2026-06-05 Listed $344,900 CRMLS
• 2026-05-04 Listing Removed — CRMLS
• 2026-03-06 Price Changed $335,000 CRMLS
• 2026-01-27 Price Changed $349,000 CRMLS
• 2025-11-10 Listed $355,000 CRMLS
• 2025-11-07 Coming Soon — CRMLS

Property tax history

-2.3%/yr

Latest (2025): $422 · +2.7% YoY. Source: county tax records.