9080 Bloomfield #126 · Cypress, CA 90630

$179,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 76 Days on market

Built 1996 30 ac lot Est $180k · 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 +7.5/15.0
• 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 MLS

This well-maintained, 4-bedroom home sits in the private mobile home community of Lincoln Center. Inside the front door, you’ll find vaulted ceilings, hardwood floors and lots of natural light. The big eat-in kitchen features tons of cabinet space and a small breakfast bar overlooking the dining room. Just steps away, the side deck offers space to entertain, plus the fenced-in patio has a storage shed and plenty of room for a BBQ area and playset. The elegant primary bedroom has an ensuite with dual sinks, floor-to-ceiling storage, a corner soaking tub and a separate shower. The guest rooms all have big closets and ceiling fans, and the hallway bathroom includes a granite-topped vanity. This home has lots of extra features you won’t find anywhere else in the community, like slate tiles on the front porch, and a huge carport that can fit three cars. Residents of Lincoln Center have access to the community pool, spa and clubhouse. This quiet neighborhood is close to top-ranked schools, restaurants and shopping centers.

Key facts

• Soaking tub
• Separate shower
• High ceilings

Tags

• HIGH CEILINGS
• ABUNDANT NATURAL LIGHT
• SPACIOUS OPEN FLOOR PLAN
• PRIVATE REAR DECK
• SOAKING TUB
• SEPARATE SHOWER

Property features AI

Finance

• Other: Manager approval required
• HOA & community: Land lease community with $2,600 land lease

Exterior

• Parking: Located in Lincoln Center park
• Utilities: Public sewer; District/Public water
• Home design: Single-story; Mobile home (13' x 48') — mobile remains on site; Entry located on the side
• Construction: Year built per public records
• Exterior features: Association pool; Back yard; Street lighting (community)

Interior

• Kitchen: Free standing range; Dishwasher
• Bedrooms: All bedrooms downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: All bedrooms on one level; One-level home; Side entry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

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 $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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; 20 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 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 $5k 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 $50k 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 ($169k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $10k (5%) 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 $169,106 (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. 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: 2.18% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.13%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $180,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #22	0.00mi	4/2.0	1,344 (0%)	10mo	$185,000	$138	92
9080 Bloomfield Ave #230	0.00mi	3/2.0 (-1)	1,272 (-5%)	1mo	$159,900	$126	85
9080 Bloomfield Ave #237	0.00mi	3/2.0 (-1)	1,408 (+5%)	4mo	$130,000	$92	84
9080 Bloomfield Ave #141	0.00mi	4/2.0	1,431 (+6%)	8mo	$155,000	$108	82
9080 Bloomfield #165	0.00mi	3/2.0 (-1)	1,344 (0%)	16mo	$180,000	$134	81
9080 Bloomfield Ave #209	0.00mi	3/2.0 (-1)	1,248 (-7%)	3mo	$129,000	$103	81
9080 Bloomfield Ave #265	0.00mi	5/2.5 (+1)	1,400 (+4%)	10mo	$215,000	$154	78
9080 Bloomfield Ave #46	0.00mi	4/2.0	1,440 (+7%)	14mo	$190,000	$132	77
9080 Bloomfield Ave #193	0.00mi	3/2.0 (-1)	1,248 (-7%)	10mo	$165,000	$132	75
9080 Bloomfield Ave #122	0.00mi	3/2.0 (-1)	1,248 (-7%)	10mo	$168,000	$135	75
9080 Bloomfield Ave #192	0.12mi	3/2.0 (-1)	1,434 (+7%)	11mo	$218,000	$152	69
9080 Bloomfield Ave #213	0.00mi	3/2.0 (-1)	1,170 (-13%)	12mo	$185,000	$158	63

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: 39.6%
• Equity multiple: 2.66×
• Total profit: $83,802
• Equity at exit: $26,824

10-year hold

• IRR: 45.3%
• Equity multiple: 5.07×
• Total profit: $204,770
• Equity at exit: $15,554

Cash invested: $50,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $3,919 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $1,853

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 48%

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: $44,975
• Closing costs: $5,397
• 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	2d	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	2d	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	3d	1	1.24mi
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	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 39 events

1. 2026-06-18
   days on market $179,900 Active 76 DOM
2. 2026-06-17
   days on market $179,900 Active 75 DOM
3. 2026-06-16
   days on market $179,900 Active 74 DOM
4. 2026-06-15
   days on market $179,900 Active 73 DOM
5. 2026-06-13
   days on market $179,900 Active 71 DOM
6. 2026-06-13
   days on market $179,900 Active 70 DOM
7. 2026-06-09
   days on market $179,900 Active 67 DOM
8. 2026-06-08
   days on market $179,900 Active 66 DOM
9. 2026-06-07
   days on market $179,900 Active 65 DOM
10. 2026-06-04
    days on market $179,900 Active 62 DOM
11. 2026-06-03
    days on market $179,900 Active 61 DOM
12. 2026-06-02
    days on market $179,900 Active 60 DOM
13. 2026-06-01
    days on market $179,900 Active 59 DOM
14. 2026-05-31
    days on market $179,900 Active 58 DOM
15. 2026-05-02
    price $179,900
16. 2026-04-03
    listed $189,900 Active
17. 2026-03-31
    historical
18. 2026-03-28
    price $189,900
19. 2026-03-14
    price $195,000
20. 2026-02-14
    price $185,000
21. 2026-01-29
    price $195,000
22. 2025-11-01
    listed $205,000 Active
23. 2023-09-20
    soldstatus $165,000 Closed Sale 1044-char remark

    Show marketing remark (1044 chars)

    This well-maintained, 4-bedroom home sits in the private mobile home community of Lincoln Center. Inside the front door, you’ll find vaulted ceilings, hardwood floors and lots of natural light. The big eat-in kitchen features tons of cabinet space and a small breakfast bar overlooking the dining room. Just steps away, the side deck offers space to entertain, plus the fenced-in patio has a storage shed and plenty of room for a BBQ area and playset. The elegant primary bedroom has an ensuite with dual sinks, floor-to-ceiling storage, a corner soaking tub and a separate shower. The guest rooms all have big closets and ceiling fans, and the hallway bathroom includes a granite-topped vanity. This home has lots of extra features you won’t find anywhere else in the community, like slate tiles on the front porch, and a huge carport that can fit three cars. Residents of Lincoln Center have access to the community pool, spa and clubhouse. This quiet neighborhood is close to top-ranked schools, restaurants and shopping centers.

24. 2023-08-17
    historical Active Under Contract 1044-char remark

    Show marketing remark (1044 chars)

    This well-maintained, 4-bedroom home sits in the private mobile home community of Lincoln Center. Inside the front door, you’ll find vaulted ceilings, hardwood floors and lots of natural light. The big eat-in kitchen features tons of cabinet space and a small breakfast bar overlooking the dining room. Just steps away, the side deck offers space to entertain, plus the fenced-in patio has a storage shed and plenty of room for a BBQ area and playset. The elegant primary bedroom has an ensuite with dual sinks, floor-to-ceiling storage, a corner soaking tub and a separate shower. The guest rooms all have big closets and ceiling fans, and the hallway bathroom includes a granite-topped vanity. This home has lots of extra features you won’t find anywhere else in the community, like slate tiles on the front porch, and a huge carport that can fit three cars. Residents of Lincoln Center have access to the community pool, spa and clubhouse. This quiet neighborhood is close to top-ranked schools, restaurants and shopping centers.

25. 2023-08-10
    listed $160,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    This well-maintained, 4-bedroom home sits in the private mobile home community of Lincoln Center. Inside the front door, you’ll find vaulted ceilings, hardwood floors and lots of natural light. The big eat-in kitchen features tons of cabinet space and a small breakfast bar overlooking the dining room. Just steps away, the side deck offers space to entertain, plus the fenced-in patio has a storage shed and plenty of room for a BBQ area and playset. The elegant primary bedroom has an ensuite with dual sinks, floor-to-ceiling storage, a corner soaking tub and a separate shower. The guest rooms all have big closets and ceiling fans, and the hallway bathroom includes a granite-topped vanity. This home has lots of extra features you won’t find anywhere else in the community, like slate tiles on the front porch, and a huge carport that can fit three cars. Residents of Lincoln Center have access to the community pool, spa and clubhouse. This quiet neighborhood is close to top-ranked schools, restaurants and shopping centers.

26. 2023-08-03
    historical $160,000 1044-char remark

    Show marketing remark (1044 chars)

    This well-maintained, 4-bedroom home sits in the private mobile home community of Lincoln Center. Inside the front door, you’ll find vaulted ceilings, hardwood floors and lots of natural light. The big eat-in kitchen features tons of cabinet space and a small breakfast bar overlooking the dining room. Just steps away, the side deck offers space to entertain, plus the fenced-in patio has a storage shed and plenty of room for a BBQ area and playset. The elegant primary bedroom has an ensuite with dual sinks, floor-to-ceiling storage, a corner soaking tub and a separate shower. The guest rooms all have big closets and ceiling fans, and the hallway bathroom includes a granite-topped vanity. This home has lots of extra features you won’t find anywhere else in the community, like slate tiles on the front porch, and a huge carport that can fit three cars. Residents of Lincoln Center have access to the community pool, spa and clubhouse. This quiet neighborhood is close to top-ranked schools, restaurants and shopping centers.

27. 2017-08-10
    soldstatus $29,000 Closed Sale
28. 2017-07-25
    status Pending Sale
29. 2017-07-22
    listed $29,000 Active
30. 2013-07-31
    soldstatus $27,000 Closed
31. 2013-07-18
    status Pending
32. 2013-06-26
    listed $33,000 Active
33. 2009-07-13
    soldstatus $30,000 Closed Sale
34. 2009-06-15
    historical
35. 2009-06-14
    listed $30,000
36. 2008-10-11
    historical
37. 2008-04-11
    listed $90,000
38. 2004-12-01
    historical
39. 2004-09-15
    listed $134,800

ⓘ 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: $47,026
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$3,762
• − Management: −$3,762
• − Depreciation: −$5,233
• Taxable income: $20,593
• Est. tax owed @ 24.0%: −$4,942
• After-tax cash flow: $17,289/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

+33.5% since first listed

25 events — show timeline

• 2026-05-02 Price Changed $179,900 CRMLS
• 2026-04-03 Listed $189,900 CRMLS
• 2026-03-31 Listing Removed — CRMLS
• 2026-03-28 Price Changed $189,900 CRMLS
• 2026-03-14 Price Changed $195,000 CRMLS
• 2026-02-14 Price Changed $185,000 CRMLS
• 2026-01-29 Price Changed $195,000 CRMLS
• 2025-11-01 Listed $205,000 CRMLS
• 2023-09-20 Sold (MLS) $165,000 CRMLS
• 2023-08-17 Contingent — CRMLS
• 2023-08-10 Listed $160,000 CRMLS
• 2023-08-03 Coming Soon $160,000 CRMLS
• 2017-08-10 Sold (MLS) $29,000 CRMLS
• 2017-07-25 Pending — CRMLS
• 2017-07-22 Listed $29,000 CRMLS
• 2013-07-31 Sold (MLS) $27,000 CRMLS
• 2013-07-18 Pending — CRMLS
• 2013-06-26 Listed $33,000 CRMLS
• 2009-07-13 Sold (MLS) $30,000 CRMLS
• 2009-06-15 Listing Removed — CRMLS
• 2009-06-14 Listed $30,000 CRMLS
• 2008-10-11 Listing Removed — CRMLS
• 2008-04-11 Listed $90,000 CRMLS
• 2004-12-01 Listing Removed — CRMLS
• 2004-09-15 Listed $134,800 CRMLS

Property tax history

-4.6%/yr

Latest (2025): $197 · -1.6% YoY. Source: county tax records.