1001 W Lambert Rd #284 · La Habra, CA 90631

$215,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 136 Days on market

Built 1970 Est $196k · 10% over

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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 +8.5/10.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location! Location! Spacious and Bright! Double Wide Mobile Home located in Friendly Village of La Habra, a 55+ Community. This home shows 2 Bedrooms 2 Bathrooms, Open floor plan, Spacious Living room & Family room. Current owner totally renovated a few years age. Newer all double glassed windows in the house. Newer Laminate Wood Floorings throughout the house. Huge Kitchen area with Newer Granite countertop & cabinets. A big size patio and spacious back yard with lots of fruit trees and 2 storage sheds. What a beautiful back yard! Newer painted In & Out. Friendly Village Senior Community features many awesome amenities including a Swimming Pool, Spa, Gym, BBQ Ar

Key facts

• Huge kitchen area
• Spacious back yard
• Lots of fruit trees

Tags

• NEWER DOUBLE GLASSED WINDOWS
• NEWER LAMINATE WOOD FLOORINGS
• HUGE KITCHEN AREA
• NEWER GRANITE COUNTERTOP
• SPACIOUS BACK YARD
• LOTS OF FRUIT TREES

Property features AI

Finance

• Other: Land lease amount applies
• Financial info: Land lease required
• HOA & community: Senior community; Community features include dog park, street lighting, and suburban setting; Park name: Friendly Village of La Habra; Manager approval required; Pets allowed

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Utilities: Electricity on property; District/public water; Sewer paid
• Home design: Single-story mobile home (24' x 60'); Entry at main level; Mobile home remains on site
• Construction: Wood, aluminum, and steel construction
• Exterior features: In-ground community pool (fenced); Garden

Interior

• Kitchen: Granite counters; Water heater unit; Microwave; Refrigerator; Gas oven; Dishwasher
• Bedrooms: All bedrooms located on the main level
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms with bathtub and shower
• Heating & cooling: Central furnace (natural gas); Wall/window cooling units
• Interior features: Balcony; Storage space; Granite counters; One-level home
• Laundry & utility: Washer hookup; Gas and electric dryer hookup; In-closet laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 2.1% in La Habra — 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 65/100 on livability (#384 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: crime D+, health & safety D+, amenities F.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Las Positas Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 560 students, 76% FRL); Imperial Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 460 students, 79% FRL).
• Zoned-school proficiency averages 24% at this address vs 58% district-wide (-34 pts) — the specific schools serving this property underperform the Fullerton Joint Union High average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 135 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

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 + 3.4% rent growth), your $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago 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.
• Current owner paid $47k; list at $215k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1970 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $195,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 W Lambert Rd #87	0.00mi	2/2.0	1,440 (0%)	7mo	$220,000	$153	94
1001 W Lambert Rd #327	0.00mi	2/2.0	1,440 (0%)	11mo	$120,000	$83	91
1001 W Lambert Rd #159	0.02mi	2/2.0	1,440 (0%)	13mo	$190,000	$132	88
1001 W Lambert Rd #20	0.14mi	2/2.0	1,440 (0%)	8mo	$105,000	$73	87
1001 W Lambert Rd #37	0.21mi	2/2.0	1,440 (0%)	8mo	$93,000	$65	83
1001 Lambert Rd Spc 35	0.19mi	2/2.0	1,464 (+2%)	10mo	$169,000	$115	80
1001 W Lambert Rd #100	0.19mi	2/2.0	1,400 (-3%)	12mo	$189,000	$135	76
1001 W Lambert Rd #213	0.00mi	2/2.0	1,350 (-6%)	16mo	$185,000	$137	76
1001 W Lambert Rd #289	0.00mi	2/2.0	1,248 (-13%)	14mo	$170,000	$136	66
1001 W Lambert Rd #314	0.19mi	3/2.0 (+1)	1,344 (-7%)	15mo	$195,000	$145	62
1001 Lambert Rd #15	0.22mi	2/2.0	1,296 (-10%)	14mo	$190,000	$147	61
1750 W Lambert Rd #112	0.51mi	3/2.0 (+1)	1,344 (-7%)	6mo	$230,000	$171	56

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $17,343
• Equity at exit: $32,057

10-year hold

• IRR: 17.0%
• Equity multiple: 2.42×
• Total profit: $85,581
• Equity at exit: $18,589

Cash invested: $60,200 (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 90631

• Rents YoY: 3.4%
• Active inventory: 135
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,895 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $801

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 67%

Sensitivity live

Price	-10% $950	-5% $875	+0% $801	+5% $727	+10% $653
Rent	-10% $572	-5% $687	+0% $801	+5% $916	+10% $1,030
Rate	-1.0pp $909	-0.5pp $856	base $801	+0.5pp $745	+1.0pp $689

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 S Monte Vista St Unit 352F La Habra, CA	2.0	1.0	925	$2,200	$2.38	0d	1	0.19mi
321 S Monte Vista St La Habra, CA	2.0	1.0	950	$2,500	$2.63	0d	1	0.20mi
900 W Lambert Rd La Habra, CA	2.0	2.0	1000	$2,745	$2.75	0d	1	0.22mi
1210 W Lambert Rd La Habra, CA	2.0	1.0	1053	$2,550	$2.42	0d	1	0.30mi
881 W La Habra Blvd Unit 9016U La Habra, CA	2.0	2.0	907	$2,295	$2.53	17d	1	0.35mi
901 S Idaho St La Habra, CA	1.0–2.0	1.0	769	$2,819	$3.66	0d	15	0.39mi
1480 W Lambert Rd #300 La Habra, CA	3.0	1.0	1023	$3,250	$3.18	0d	1	0.43mi
971 S Idaho St La Habra, CA	3.0	2.0	1073	$3,100	$2.89	0d	1	0.57mi
200 W Olive Ave La Habra, CA	2.0	2.0	1050	$2,950	$2.81	0d	1	0.57mi
101 W Olive Ave Unit A La Habra, CA	3.0	1.5	1100	$2,950	$2.68	19d	1	0.61mi
515 W Florence Ave #1 La Habra, CA	3.0	2.0	1264	$4,500	$3.56	0d	1	0.63mi
701 W Imperial Hwy La Habra, CA	1.0–2.0	1.0	787	$2,635	$3.35	0d	3	0.65mi
1600 El Dorado Ave La Habra, CA	3.0	2.0	1546	$4,200	$2.72	12d	1	0.66mi
861 Glencliff St La Habra, CA	1.0–2.0	1.0–1.5	855	$2,925	$3.42	0d	1	0.67mi
1151 S Walnut St La Habra, CA	1.0–2.0	1.0–2.0	1251	$2,985	$2.39	0d	2	0.68mi
510 Ridgeway Ln Unit B La Habra, CA	2.0	1.0	880	$2,525	$2.87	3d	1	0.79mi
521 Ridgeway Ln Unit 6 La Habra, CA	2.0	1.0	900	$2,080	$2.31	3d	1	0.82mi
521 Ridgeway Ln Unit 6 La Habra, CA	2.0	1.0	900	$2,080	$2.31	0d	1	0.82mi
951 S Beach Blvd La Habra, CA	1.0–2.0	1.0–2.0	974	$3,544	$3.64	0d	12	0.84mi
930 W Country Ter Unit 34 La Habra, CA	3.0	2.5	1493	$3,800	$2.55	0d	1	0.85mi
650 Mardina Way La Habra, CA	3.0	2.0	1681	$3,850	$2.29	3d	1	1.05mi
703 E Stearns Ave Unit 707-C La Habra, CA	2.0	1.0	950	$2,695	$2.84	0d	1	1.17mi
1131 Urell Dr La Habra, CA	3.0	2.0	1574	$3,950	$2.51	13d	1	1.22mi
171 S Valencia St Unit 3 La Habra, CA	2.0	2.0	1000	$2,450	$2.45	0d	1	1.23mi
11833 Pounds Ave Whittier, CA	3.0	2.0	1260	$4,000	$3.17	0d	1	1.35mi
1236 Devonshire Ln La Habra, CA	3.0	2.5	1175	$3,895	$3.31	0d	1	1.36mi
841 N Stonewood St Apt D La Habra, CA	2.0	1.5	1100	$2,795	$2.54	0d	1	1.39mi
1501 S Beach Blvd La Habra, CA	1.0–2.0	1.0–2.0	955	$3,467	$3.63	0d	14	1.46mi
640 Ward St Unit 2 La Habra, CA	2.0	1.0	950	$2,195	$2.31	18d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $215,000 Active 136 DOM
2. 2026-06-18
   days on market $215,000 Active 133 DOM
3. 2026-06-17
   days on market $215,000 Active 132 DOM
4. 2026-06-16
   days on market $215,000 Active 131 DOM
5. 2026-06-15
   days on market $215,000 Active 130 DOM
6. 2026-06-13
   days on market $215,000 Active 128 DOM
7. 2026-06-09
   days on market $215,000 Active 124 DOM
8. 2026-06-08
   days on market $215,000 Active 123 DOM
9. 2026-06-07
   days on market $215,000 Active 122 DOM
10. 2026-06-04
    days on market $215,000 Active 119 DOM
11. 2026-06-03
    days on market $215,000 Active 118 DOM
12. 2026-06-02
    days on market $215,000 Active 117 DOM
13. 2026-06-01
    days on market $215,000 Active 116 DOM
14. 2026-05-31
    days on market $215,000 Active 115 DOM
15. 2026-02-27
    status Active
16. 2026-01-21
    listed $215,000 Active
17. 2025-12-15
    historical
18. 2025-07-29
    listed $210,000 Active
19. 2025-06-23
    price $210,000
20. 2025-06-11
    price $199,000
21. 2025-01-28
    listed $220,000 Active
22. 2020-04-26
    historical Hold Do Not Show
23. 2020-03-09
    listed $129,000 Active
24. 2019-12-30
    historical
25. 2019-10-02
    listed $125,000 Active
26. 2016-06-23
    soldstatus $47,000 Closed Sale
27. 2016-06-09
    status Pending Sale
28. 2016-03-22
    price $55,000
29. 2016-03-22
    listed $57,000 Active
30. 2007-11-16
    soldstatus $50,000
31. 2007-10-15
    historical
32. 2007-09-17
    listed $59,000

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,739
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$6,255
• Taxable income: $6,583
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $8,034/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — La Habra

• Score: 65/100
• State rank: #384
• US rank: #13097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Habra, CA
• County: Orange County · 3,096,323 people
• City population: 68,309
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 68,309
• Household income: $104,251
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 2093.0

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: Hispanic / Latino 56% White 26% Two or more races 22% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 53% English-only · Spanish 36% Korean 4% 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: ▼ -757.47%
• Current HPI: 399.4947
• Rent YoY: ▲ 3.38%
• 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

+264.4% since first listed

18 events — show timeline

• 2026-02-27 Relisted — CRMLS
• 2026-01-21 Listed $215,000 CRMLS
• 2025-12-15 Listing Removed — CRMLS
• 2025-07-29 Listed $210,000 CRMLS
• 2025-06-23 Price Changed $210,000 CRMLS
• 2025-06-11 Price Changed $199,000 CRMLS
• 2025-01-28 Listed $220,000 CRMLS
• 2020-04-26 Delisted — CRMLS
• 2020-03-09 Listed $129,000 CRMLS
• 2019-12-30 Listing Removed — CRMLS
• 2019-10-02 Listed $125,000 CRMLS
• 2016-06-23 Sold (MLS) $47,000 CRMLS
• 2016-06-09 Pending — CRMLS
• 2016-03-22 Price Changed $55,000 CRMLS
• 2016-03-22 Listed $57,000 CRMLS
• 2007-11-16 Sold (MLS) $50,000 CRMLS
• 2007-10-15 Listing Removed — CRMLS
• 2007-09-17 Listed $59,000 CRMLS

Property tax history

+0.2%/yr

Latest (2025): $87 · +2.4% YoY. Source: county tax records.