9350 Bolsa Ave #48 · Westminster, CA 92683

$250,000

3 bd · 3.0 ba · 1,440 sqft · Manufactured · 9 Days on market

Built 1977 10 ac lot $174/sqft · 25% above area Est $200k · 25% over ↓ 7% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 9350 Bolsa Ave #48, a fantastic opportunity in the heart of vibrant Little Saigon in Westminster! This charming home offers unbeatable convenience with an exceptional location just steps away from the famous Phuoc Loc Tho Asian Garden Mall. Enjoy the ease of walking to a wide variety of restaurants, cafes, bakeries, shops, and cultural attractions—everything you need is right at your doorstep. Situated in a highly desirable and walkable neighborhood, this property is perfect for those who appreciate an active lifestyle and the energy of a thriving community. With easy access to major streets, shopping centers, and daily essentials, this home delivers both comfort and conv

Key facts

• Walking to cafes
• Walking to shops
• Exceptional location

Tags

• EXCEPTIONAL LOCATION
• WALKING TO RESTAURANTS
• WALKING TO CAFES
• WALKING TO SHOPS
• HIGHLY DESIRABLE NEIGHBORHOOD
• EASY ACCESS TO MAJOR STREETS

Property features AI

Finance

• Other: Park name: Bolsa Verde; Mobile home classified as double body type
• Financial info: Land lease: $1,900 (park-managed)
• HOA & community: Located in Bolsa Verde park; park land lease applies

Exterior

• Parking: Carport with 2 parking spaces
• Security: Smoke detector (interior listed under security features)
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer; Electricity and sewer connected
• Home design: Single-story; Entry at ground level; Mobile home remains on site (24 ft wide by 120 ft long)
• Construction: Raised foundation
• Exterior features: Community pool; Lot in the 20,000–39,999 sqft range; Street lighting and sidewalks

Interior

• Kitchen: Gas cooktop
• Bedrooms: Single-level home (one story)
• Flooring: Wood floors
• Bathrooms: Three full bathrooms with bathtub, shower and exhaust fan(s)
• Heating & cooling: Central furnace heating; Wall/window cooling
• Interior features: Storage space; Smoke detector; Drapes/curtains
• Laundry & utility: Inside laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 12.0% vs local median 2.0% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living F.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 87 active listings in the ZIP; 10 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 $3,705/mo this rent would consume 52% of the median local household income ($86k/yr) (locally 4639% 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 $8k 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 + 2.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.48% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $200,174
• List price: $250,000
• Delta: 34.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15300 MAGNOLIA #94	0.38mi	2/2.0 (-1)	1,440 (0%)	2mo	$200,000	$139	72
9851 Bolsa Ave #198	0.52mi	3/3.0	1,458 (+1%)	6mo	$380,000	$261	69
9702 Bolsa Ave #189	0.26mi	3/2.0	1,314 (-9%)	1mo	$335,000	$255	68
9800 BOLSA Ave #14	0.40mi	2/2.0 (-1)	1,440 (0%)	5mo	$158,000	$110	68
9800 Bolsa #79	0.40mi	2/2.0 (-1)	1,440 (0%)	5mo	$207,000	$144	68
9702 Bolsa #86	0.26mi	4/2.0 (+1)	1,344 (-7%)	1mo	$340,000	$253	67
9851 Bolsa Ave #196	0.52mi	3/2.0	1,420 (-1%)	5mo	$400,000	$282	65
15300 MAGNOLIA St #101	0.38mi	2/2.0 (-1)	1,440 (0%)	10mo	$110,000	$76	65
9851 Bolsa #168	0.52mi	3/2.0	1,440 (0%)	11mo	$339,000	$235	62
9800 BOLSA #54	0.40mi	2/2.5 (-1)	1,392 (-3%)	10mo	$110,000	$79	60
9800 BOLSA #30	0.40mi	2/2.5 (-1)	1,368 (-5%)	10mo	$199,999	$146	58
9800 BOLSA #48	0.40mi	2/2.0 (-1)	1,536 (+7%)	5mo	$142,500	$93	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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.46×
• Total profit: $32,255
• Equity at exit: $37,276

10-year hold

• IRR: 19.9%
• Equity multiple: 2.60×
• Total profit: $111,946
• Equity at exit: $21,615

Cash invested: $70,000 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,705 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $1,199

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 63%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	1d	8	0.06mi
9551 Robin Ave Westminster, CA	3.0	2.0	1302	$4,000	$3.07	43d	1	0.36mi
15123 Brookhurst St Westminster, CA	2.0	1.0–2.0	705	$2,940	$4.17	1d	5	0.52mi
15400 Belgrade St Westminster, CA	1.0–2.0	1.0–2.0	888	$2,950	$3.32	43d	4	0.56mi
15100 Brookhurst St Unit 327 Westminster, CA	2.0	2.0	1254	$4,490	$3.58	12d	1	0.67mi
15100 Brookhurst St Westminster, CA	2.0	2.0	1254	$4,828	$3.85	12d	1	0.68mi
9869 Bria Ln Garden Grove, CA	2.0	2.5	1780	$3,995	$2.24	1d	1	0.95mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	1d	13	1.34mi
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	1.37mi
8810 Hewitt Pl #22 Garden Grove, CA	2.0	2.5	1025	$3,200	$3.12	1d	1	1.37mi

Listing history 8 events

1. 2026-06-18
   days on market $250,000 Active 9 DOM
2. 2026-06-17
   days on market $250,000 Active 8 DOM
3. 2026-06-16
   days on market $250,000 Active 7 DOM
4. 2026-06-15
   days on market $250,000 Active 6 DOM
5. 2026-06-13
   days on market $250,000 Active 4 DOM
6. 2026-06-13
   days on market $250,000 Active 3 DOM
7. 2026-06-10
   pricedays on marketlisting id $250,000 Active 1 DOM
8. 2026-05-02
   listed $270,000 Active 1147-char remark

ⓘ 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 ≥88°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,456
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,556
• − Management: −$3,556
• − Depreciation: −$7,273
• Taxable income: $11,066
• Est. tax owed @ 24.0%: −$2,656
• After-tax cash flow: $11,732/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA
• County: Orange County · 3,096,323 people
• City population: 89,833
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

-7.4% since first listed

5 events — show timeline

• 2026-06-09 Listed $250,000 CRMLS
• 2026-05-26 Relisted — CRMLS
• 2026-05-22 Relisted — CRMLS
• 2026-05-20 Relisted — CRMLS
• 2026-05-02 Listed $270,000 CRMLS

Property tax history

-1.2%/yr

Latest (2025): $101 · -0.1% YoY. Source: county tax records.