2210 Lake View Dr #139 · La Habra, CA 90631

$299,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 74 Days on market

Built 1976 22 ac lot Est $315k · 5% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +9.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Views of the lake, pool and walking distance to the clubhouse. Enjoy this large 2 bedroom 1 3/4 bath home with formal living room, dinning room with attached hutch and a den off the kitchen. Enjoy the nice size master bedroom with large closet and full master bath attached. A second bedroom for family/guests with separate bath also attached. The circular Kitchen and combined den have a great view of the pool, just off the large covered patio. Enjoy lounging on that patio while also enjoying a view of the lake. You're close enough to walk to the clubhouse for those special activities. The park amenities include, clubhouse with active social club, pool, spa, library, pool room & game room. Beautiful greenbelts throughout the park and a lake for resident fishing. Come see for yourself!

Key facts

• Covered carport area
• Steps away from pool
• Walk-in closet

Tags

• STEPS AWAY FROM POOL
• STEPS AWAY FROM LAKE
• BRIGHT AND OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• COVERED CARPORT AREA

Property features AI

Finance

• Other: Lot is close to the clubhouse; Living area source: seller
• Financial info: Monthly land lease of $1,915
• HOA & community: Senior community; Community amenities: clubhouse, pool, spa, card room, banquet facilities, multipurpose/recreation room, maintained grounds; Community features: lake, street lighting, sidewalks; Park name: Lake Park; Manager approval required

Exterior

• Parking: Attached carport for 2 vehicles
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Entry on main level; Mobile home (24' x 60') remains on site; Has a view
• Construction: Estimated year built; Mobile/double-wide body type
• Exterior features: Front porch; Patio; Association pool

Interior

• Kitchen: Gas cooktop and gas range; Gas oven; Microwave; Dishwasher; Water heater unit
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor; Primary suite with walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bath with double sinks and granite counters; Separate tub and walk-in shower; shower in tub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Built-in shelving/cabinets; Ceiling fans; Recessed lighting; Open floor plan; Blinds
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: schools D+, crime D+, health & safety D+.
• 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.
• Market conditions: Rents rising (+3.4%/yr); 139 active listings in the ZIP; 30 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).
• This rent runs 35% of the median local income ($104k/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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 74 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $150k; list at $299k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1976 — 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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $315,456
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Norte St	0.63mi	3/2.0 (+1)	1,648 (+11%)	20mo	$350,000	$212	31

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-24,461
• Equity at exit: $44,582

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $13,072
• Equity at exit: $25,852

Cash invested: $83,720 (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: 139
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $357

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 83%

Sensitivity live

Price	-10% $564	-5% $461	+0% $357	+5% $254	+10% $151
Rent	-10% $115	-5% $236	+0% $357	+5% $479	+10% $600
Rate	-1.0pp $508	-0.5pp $433	base $357	+0.5pp $280	+1.0pp $201

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1236 Devonshire Ln La Habra, CA	3.0	2.5	1175	$3,895	$3.31	1d	1	0.13mi
1401 S Harbor Blvd La Habra, CA	1.0–2.0	1.0–2.0	875	$2,550	$2.91	1d	2	0.22mi
1301 Las Riendas Dr La Habra, CA	1.0–2.0	1.0–1.5	900	$2,970	$3.30	1d	1	0.43mi
1151 S Walnut St La Habra, CA	1.0–2.0	1.0–2.0	1251	$2,985	$2.39	1d	2	0.85mi
701 W Imperial Hwy La Habra, CA	1.0–2.0	1.0	787	$2,635	$3.35	1d	3	0.94mi
200 W Olive Ave La Habra, CA	2.0	2.0	1050	$2,950	$2.81	1d	1	1.03mi
101 W Olive Ave Unit A La Habra, CA	3.0	1.5	1100	$2,950	$2.68	18d	1	1.04mi
2450 N Harbor Blvd Fullerton, CA	2.0	1.5	1100	$2,450	$2.23	1d	1	1.15mi
171 S Valencia St Unit 3 La Habra, CA	2.0	2.0	1000	$2,450	$2.45	1d	1	1.17mi
930 W Country Ter Unit 34 La Habra, CA	3.0	2.5	1493	$3,800	$2.55	1d	1	1.20mi
900 W Lambert Rd La Habra, CA	2.0	2.0	1000	$2,745	$2.75	1d	1	1.21mi
2598 Associated Rd Fullerton, CA	1.0	1.0	896	$3,215	$3.59	3d	1	1.23mi
2598 Associated Rd Fullerton, CA	2.0	2.0	988	$3,535	$3.58	20d	1	1.23mi
2598 Associated Rd Fullerton, CA	1.0	1.0	885	$3,280	$3.71	15d	1	1.23mi
2598 Associated Rd Fullerton, CA	1.0	1.0	885	$3,030	$3.42	17d	1	1.23mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	1d	1	1.25mi
160 Greentree Ln La Habra, CA	2.0	1.5	1050	$2,800	$2.67	1d	1	1.36mi
703 E Stearns Ave Unit 707-C La Habra, CA	2.0	1.0	950	$2,695	$2.84	1d	1	1.37mi
901 S Idaho St La Habra, CA	1.0–2.0	1.0	769	$2,749	$3.57	1d	15	1.37mi
141 N Fonda St Unit 1 La Habra, CA	3.0	2.5	1300	$3,400	$2.62	10d	1	1.37mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	1d	1	1.39mi
160 N Fonda St Unit 2 La Habra, CA	2.0	1.5	1000	$2,500	$2.50	1d	1	1.40mi
160 N Fonda St La Habra, CA	2.0	2.0	1000	$2,500	$2.50	1d	1	1.40mi
350 S Monte Vista St Unit 352F La Habra, CA	2.0	1.0	925	$2,200	$2.38	1d	1	1.40mi
1210 W Lambert Rd La Habra, CA	2.0	1.0	1053	$2,550	$2.42	1d	1	1.43mi
1350 W Lambert Rd La Habra, CA	1.0–2.0	1.0	775	$2,600	$3.35	1d	2	1.43mi
1480 W Lambert Rd #300 La Habra, CA	3.0	1.0	1023	$3,250	$3.18	1d	1	1.44mi
321 S Monte Vista St La Habra, CA	2.0	1.0	950	$2,500	$2.63	1d	1	1.46mi
971 S Idaho St La Habra, CA	3.0	2.0	1073	$3,100	$2.89	1d	1	1.47mi
1511 Kinsler Ct Brea, CA	3.0	2.5	1605	$4,095	$2.55	15d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $299,000 Active 74 DOM
2. 2026-06-17
   days on market $299,000 Active 73 DOM
3. 2026-06-16
   days on market $299,000 Active 72 DOM
4. 2026-06-15
   days on market $299,000 Active 71 DOM
5. 2026-06-13
   days on market $299,000 Active 69 DOM
6. 2026-06-09
   days on market $299,000 Active 65 DOM
7. 2026-06-08
   days on market $299,000 Active 64 DOM
8. 2026-06-07
   days on market $299,000 Active 63 DOM
9. 2026-06-04
   days on market $299,000 Active 60 DOM
10. 2026-06-03
    days on market $299,000 Active 59 DOM
11. 2026-06-02
    days on market $299,000 Active 58 DOM
12. 2026-06-01
    days on market $299,000 Active 57 DOM
13. 2026-05-31
    days on market $299,000 Active 56 DOM
14. 2026-04-29
    price $299,000
15. 2026-04-29
    status Active
16. 2026-04-29
    price $299,900
17. 2026-04-13
    status Pending Sale
18. 2026-03-20
    listed $299,000 Active
19. 2017-10-06
    soldstatus $149,888 Closed Sale 830-char remark

    Show marketing remark (830 chars)

    Location, location, location! Views of the lake, pool and walking distance to the clubhouse. Enjoy this large 2 bedroom 1 3/4 bath home with formal living room, dinning room with attached hutch and a den off the kitchen. Enjoy the nice size master bedroom with large closet and full master bath attached. A second bedroom for family/guests with separate bath also attached. The circular Kitchen and combined den have a great view of the pool, just off the large covered patio. Enjoy lounging on that patio while also enjoying a view of the lake. You're close enough to walk to the clubhouse for those special activities. The park amenities include, clubhouse with active social club, pool, spa, library, pool room & game room. Beautiful greenbelts throughout the park and a lake for resident fishing. Come see for yourself!

20. 2017-10-01
    status Pending Sale 830-char remark

    Show marketing remark (830 chars)

    Location, location, location! Views of the lake, pool and walking distance to the clubhouse. Enjoy this large 2 bedroom 1 3/4 bath home with formal living room, dinning room with attached hutch and a den off the kitchen. Enjoy the nice size master bedroom with large closet and full master bath attached. A second bedroom for family/guests with separate bath also attached. The circular Kitchen and combined den have a great view of the pool, just off the large covered patio. Enjoy lounging on that patio while also enjoying a view of the lake. You're close enough to walk to the clubhouse for those special activities. The park amenities include, clubhouse with active social club, pool, spa, library, pool room & game room. Beautiful greenbelts throughout the park and a lake for resident fishing. Come see for yourself!

21. 2017-09-14
    historical Active Under Contract 830-char remark

    Show marketing remark (830 chars)

    Location, location, location! Views of the lake, pool and walking distance to the clubhouse. Enjoy this large 2 bedroom 1 3/4 bath home with formal living room, dinning room with attached hutch and a den off the kitchen. Enjoy the nice size master bedroom with large closet and full master bath attached. A second bedroom for family/guests with separate bath also attached. The circular Kitchen and combined den have a great view of the pool, just off the large covered patio. Enjoy lounging on that patio while also enjoying a view of the lake. You're close enough to walk to the clubhouse for those special activities. The park amenities include, clubhouse with active social club, pool, spa, library, pool room & game room. Beautiful greenbelts throughout the park and a lake for resident fishing. Come see for yourself!

22. 2017-09-04
    listed $149,888 Active 830-char remark

    Show marketing remark (830 chars)

    Location, location, location! Views of the lake, pool and walking distance to the clubhouse. Enjoy this large 2 bedroom 1 3/4 bath home with formal living room, dinning room with attached hutch and a den off the kitchen. Enjoy the nice size master bedroom with large closet and full master bath attached. A second bedroom for family/guests with separate bath also attached. The circular Kitchen and combined den have a great view of the pool, just off the large covered patio. Enjoy lounging on that patio while also enjoying a view of the lake. You're close enough to walk to the clubhouse for those special activities. The park amenities include, clubhouse with active social club, pool, spa, library, pool room & game room. Beautiful greenbelts throughout the park and a lake for resident fishing. Come see for yourself!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,817
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,945
• − Management: −$2,945
• − Depreciation: −$8,698
• Taxable loss: −$501
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $4,410/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

+99.5% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $299,000 CRMLS
• 2026-04-29 Relisted — CRMLS
• 2026-04-29 Price Changed $299,900 CRMLS
• 2026-04-13 Pending — CRMLS
• 2026-03-20 Listed $299,000 CRMLS
• 2017-10-06 Sold (MLS) $149,888 CRMLS
• 2017-10-01 Pending — CRMLS
• 2017-09-14 Contingent — CRMLS
• 2017-09-04 Listed $149,888 CRMLS