9080 Bloomfield Ave #33 · Cypress, CA 90630

$185,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 76 Days on market

Built 1975 Est $190k · at est.

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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
• ARV discount +8.7/15.0
• Schools +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

9080 Bloomfield Ave, Space 33, Cypress, CA 90630 Spacious 4-bedroom, 2-bath manufactured home in Lincoln Center Mobile Estates offering more than 1,400 square feet, an open floor plan, and a $5,000 buyer closing cost credit. This home features a light-filled living area and an updated kitchen with a large island, modern cabinetry, and generous workspace. The functional layout includes well-sized bedrooms, flexible living space, and comfortable areas for everyday living, entertaining, or working from home. Recent exterior improvements include fresh paint and updated landscaping, adding curb appeal and creating a more private outdoor setting. Additional features include parking for multipl

Key facts

• Open floor plan
• Fresh paint
• Modern cabinetry

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• LARGE ISLAND
• MODERN CABINETRY
• RECENT EXTERIOR IMPROVEMENTS
• FRESH PAINT

Property features AI

Finance

• Other: Park name: Lincoln Center; Road frontage: private road (maintained)
• Financial info: Land lease amount: $2,600 monthly
• HOA & community: Land lease (park) with monthly amount; Community features include curbs and a dog park; Rent/includes: pool; Manager approval may be required; Pets allowed (dogs and cats; breed restrictions apply; contact for details)

Exterior

• Parking: Covered parking; Concrete driveway; Driveway level; 3 carport/parking spaces
• Security: Smoke detector; Carbon monoxide detector(s); Resident manager
• Utilities: Public sewer; District/public water
• Home design: Single-story; Entry at level 1; Northwest-facing; Mobile home remains (mobile is 12' x 60'); Double body type (manufactured/home)
• Construction: Composition roof; Construction includes wood, concrete, synthetic stucco, drywall walls; Foundation with quake bracing, pillar/post/pier and pier jacks; Built by Fleetwood (model: n/a)
• Exterior features: Awning; Rain gutters; Shed; Patio; Community and private pool; Fence (wire and wood) in average condition; Skirting: synthetic and wood

Interior

• Kitchen: Kitchenette; Kitchen open to family room; Kitchen island; Pots & pan drawers; Laminate counters; Gas cooktop; Propane range; Gas oven
• Bedrooms: All bedrooms on main level; Walk-in closet(s)
• Flooring: Laminate counters noted (flooring not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling
• Interior features: Beamed ceilings; Open floor plan; Sliding glass door(s); Drapes/curtains; Turnkey and updated/remodeled condition
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 ($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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 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→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 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 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?
6. 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.
7. 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.
8. 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: 2.12% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.30%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $190,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #141	0.00mi	4/2.0	1,431 (-1%)	8mo	$155,000	$108	92
9080 Bloomfield Ave #237	0.00mi	3/2.0 (-1)	1,408 (-2%)	4mo	$130,000	$92	88
9080 Bloomfield Ave #22	0.00mi	4/2.0	1,344 (-7%)	10mo	$185,000	$138	81
9080 Bloomfield Ave #265	0.00mi	5/2.5 (+1)	1,400 (-3%)	10mo	$215,000	$154	80
9080 Bloomfield Ave #192	0.12mi	3/2.0 (-1)	1,434 (-0%)	11mo	$218,000	$152	80
9080 Bloomfield Ave #270	0.00mi	3/2.0 (-1)	1,580 (+10%)	1mo	$215,000	$136	78
9080 Bloomfield Ave #230	0.00mi	3/2.0 (-1)	1,272 (-12%)	1mo	$159,900	$126	74
9080 Bloomfield Ave #209	0.00mi	3/2.0 (-1)	1,248 (-13%)	3mo	$129,000	$103	71
9080 Bloomfield Ave #44	0.00mi	3/2.0 (-1)	1,596 (+11%)	12mo	$199,000	$125	67
9080 Bloomfield Ave #11	0.00mi	3/2.0 (-1)	1,635 (+14%)	8mo	$210,000	$128	66
9080 Bloomfield Ave #193	0.00mi	3/2.0 (-1)	1,248 (-13%)	10mo	$165,000	$132	65
9080 Bloomfield Ave #122	0.00mi	3/2.0 (-1)	1,248 (-13%)	10mo	$168,000	$135	65

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: 37.5%
• Equity multiple: 2.57×
• Total profit: $81,266
• Equity at exit: $27,584

10-year hold

• IRR: 43.4%
• Equity multiple: 4.87×
• Total profit: $200,323
• 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: 3.9×

Monthly cashflow live

• Estimated rent: $3,930 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $1,826

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 49%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	1d	1	0.50mi
9424 Ethel St Cypress, CA	3.0	2.5	1780	$4,300	$2.42	15d	1	0.65mi
9306 Gregory St Cypress, CA	3.0	2.5	1840	$4,500	$2.45	18d	1	0.66mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	1d	1	0.70mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	43d	1	0.81mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	10d	1	0.85mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	1d	1	0.85mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	1d	1	0.98mi
4646 Larwin Ave Cypress, CA	4.0	2.5	1562	$3,800	$2.43	1d	1	1.01mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	43d	1	1.03mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.05mi
10403 Stratton Ct Cypress, CA	4.0	2.5	1327	$3,600	$2.71	43d	1	1.21mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	2d	27	1.24mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	2d	1	1.24mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	21d	1	1.25mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	17d	1	1.25mi
5524 Camp St Cypress, CA	4.0	3.0	1613	$4,200	$2.60	1d	1	1.29mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.31mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.31mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	20d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $185,000 Active 76 DOM
2. 2026-06-17
   days on market $185,000 Active 75 DOM
3. 2026-06-16
   days on market $185,000 Active 74 DOM
4. 2026-06-15
   days on market $185,000 Active 73 DOM
5. 2026-06-13
   days on market $185,000 Active 71 DOM
6. 2026-06-13
   days on market $185,000 Active 70 DOM
7. 2026-06-09
   days on market $185,000 Active 67 DOM
8. 2026-06-08
   days on market $185,000 Active 66 DOM
9. 2026-06-07
   days on market $185,000 Active 65 DOM
10. 2026-06-04
    days on market $185,000 Active 62 DOM
11. 2026-06-03
    days on market $185,000 Active 61 DOM
12. 2026-06-02
    days on market $185,000 Active 60 DOM
13. 2026-06-01
    days on market $185,000 Active 59 DOM
14. 2026-05-31
    days on market $185,000 Active 58 DOM
15. 2026-04-03
    listed $185,000 Active
16. 2026-03-16
    historical
17. 2025-07-12
    listed $185,000 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: $47,157
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,773
• − Management: −$3,773
• − Depreciation: −$5,382
• Taxable income: $20,167
• Est. tax owed @ 24.0%: −$4,840
• After-tax cash flow: $17,072/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

+0.0% since first listed

3 events — show timeline

• 2026-04-03 Listed $185,000 CRMLS
• 2026-03-16 Listing Removed — CRMLS
• 2025-07-12 Listed $185,000 CRMLS

Property tax history

-6.8%/yr

Latest (2025): $30 · -32.3% YoY. Source: county tax records.