9850 Garfield #35 · Huntington Beach, CA 92646

$274,900

3 bd · 2.0 ba · 1,831 sqft · Manufactured · 16 Days on market

Built 2005 Est $295k · 7% under ↓ 14% since listing

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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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brookfield Manor Estates is located at 9850 Garfield Avenue in Huntington Beach. This park was built in 1970 and has 137 Spaces. Senior 55+ 2nd Person 40+ meaning that one person must be 55 and any other persons must be at least 40 years old to live in the Park)~~YEAR ROUND Heated Pool~~Spa/JACUZZI, 4' Fencing Allowed~~2 Small Pets Okay-RV Storage~~Resident Manager~~Family Owned Park~~Park Owns Land not Leased Land~~Active Clubhouse~~BRAND NEW GYM INSIDE THE PARK ~RV Storage~~Billiard Room~~Library~~BINGO $$~~Ping Pong~~Full Kitchen for your use in Clubhouse. Location, Location, Location~~Less than 3 miles to the ocean~~Welcome to A Little Gem of a Community~~Close to all Major Freeways &a

Key facts

• Active clubhouse
• Spa
• Rv storage

Tags

• HEATED POOL
• SPA
• RV STORAGE
• ACTIVE CLUBHOUSE
• BRAND NEW GYM INSIDE THE PARK
• BILLIARD ROOM

Property features AI

Finance

• Other: Body type: Double (multi-unit); Directions: Enter community and take first right, go to the last row and make a left; home is toward the end on the left
• Financial info: Land lease in place (park-managed), $2,150 monthly; rent includes pool
• HOA & community: Senior community; Street lighting in community; Park name: Brookfield Manor; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage with single door; Attached carport; Total parking for 2 vehicles
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home remains on site; Mobile dimensions approximately 30 ft by 61 ft
• Construction: Composition roof; Built by builder (year built source: builder)
• Exterior features: Association-maintained heated in-ground pool; Yard

Interior

• Kitchen: Garbage disposal; Gas range; Dishwasher; Gas water heater
• Bedrooms: Single-story home (entry level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace; Cooling details listed in remarks
• Interior features: Association-maintained heated in-ground spa; Spa included
• Laundry & utility: Laundry room inside the home (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

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 ($5k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 1.6% in Huntington Beach — 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 44% of the median local income ($131k/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 $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 + 1.2% rent growth), your $77k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 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: moderate flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,776 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.76%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $294,791
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9850 Garfield #35	0.00mi	3/2.0	1,831 (0%)	0mo	$250,000	$137	100
9850 Garfield Ave #74	0.00mi	3/2.0	1,750 (-4%)	0mo	$312,500	$179	92
9850 Garfield Ave #130	0.00mi	3/2.0	1,800 (-2%)	8mo	$335,000	$186	91
9850 Garfield #129	0.00mi	3/2.0	1,560 (-15%)	2mo	$285,000	$183	73
19361 Brookhurst St #33	0.30mi	3/2.0	1,680 (-8%)	4mo	$277,365	$165	69
9850 Garfield Ave #63	0.00mi	3/2.0	1,593 (-13%)	12mo	$295,000	$185	68
19251 Brookhurst St #71	0.10mi	2/2.0 (-1)	1,608 (-12%)	10mo	$125,000	$78	62
19361 Brookhurst St #155	0.30mi	3/2.0	1,920 (+5%)	22mo	$310,000	$161	60
19361 Brookhurst St #12	0.30mi	3/2.0	1,651 (-10%)	12mo	$215,000	$130	60
19361 Brookhurst St #103	0.30mi	2/2.0 (-1)	1,900 (+4%)	21mo	$121,000	$64	57
19361 Brookhurst St #62	0.30mi	3/2.0	1,638 (-10%)	14mo	$249,000	$152	57
19361 Brookhurst St #72	0.30mi	3/2.0	1,620 (-12%)	23mo	$204,000	$126	48

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.84×
• Total profit: $64,570
• Equity at exit: $40,988

10-year hold

• IRR: 28.0%
• Equity multiple: 3.27×
• Total profit: $174,413
• Equity at exit: $23,768

Cash invested: $76,972 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,740 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $1,845

Break-even live

Break-even rent $2,405

Max offer price $274,900

Occupancy floor 56%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.62mi
19754 Kingswood Ln Huntington Beach, CA	4.0	1.5	1254	$3,595	$2.87	1d	1	0.71mi
19844 Inverness Ln Huntington Beach, CA	4.0	1.5	1254	$3,675	$2.93	1d	1	0.80mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	1d	1	0.81mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	24d	1	0.82mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.83mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.85mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	0.86mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	24d	1	0.88mi
19901 Sheffield Ln Huntington Beach, CA	4.0	1.5	1254	$3,795	$3.03	17d	1	0.90mi
8831 Sailport Dr Huntington Beach, CA	4.0	2.5	2224	$6,095	$2.74	18d	1	1.09mi
8831 Sailport Dr Huntington Beach, CA	4.0	3.0	2224	$6,095	$2.74	1d	1	1.09mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	1.19mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	1.36mi
9891 Hot Springs Dr Huntington Beach, CA	3.0	2.0	1494	$7,000	$4.69	1d	1	1.40mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	1.40mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	1.40mi
17850 Winterberry St Fountain Valley, CA	4.0	3.0	2562	$6,900	$2.69	1d	1	1.41mi
1803 Iowa St Costa Mesa, CA	3.0	2.0	1550	$4,300	$2.77	21d	1	1.43mi
17698 Locust St Fountain Valley, CA	4.0	2.0	2014	$7,000	$3.48	3d	1	1.45mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	1.46mi

Listing history 16 events

1. 2026-06-04
   days on market $274,900 Active 16 DOM
2. 2026-06-03
   days on market $274,900 Active 15 DOM
3. 2026-06-02
   days on market $274,900 Active 14 DOM
4. 2026-06-01
   days on market $274,900 Active 13 DOM
5. 2026-05-31
   days on market $274,900 Active 12 DOM
6. 2026-05-22
   status Pending Sale
7. 2026-05-12
   listed $274,900 Active
8. 2026-05-06
   status Active
9. 2026-05-06
   price $274,900
10. 2026-05-01
    historical
11. 2026-04-14
    status Pending Sale
12. 2026-03-27
    listed $298,000 Active
13. 2025-10-31
    historical
14. 2025-09-18
    listed $319,000 Active
15. 2025-09-05
    historical
16. 2025-05-17
    listed $319,000 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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 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: $56,875
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,374
• − Repairs & maintenance: −$4,550
• − Management: −$4,550
• − Depreciation: −$7,997
• Taxable income: $18,881
• Est. tax owed @ 24.0%: −$4,532
• After-tax cash flow: $17,603/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

-13.8% since first listed

11 events — show timeline

• 2026-05-22 Pending — CRMLS
• 2026-05-12 Listed $274,900 CRMLS
• 2026-05-06 Relisted — CRMLS
• 2026-05-06 Price Changed $274,900 CRMLS
• 2026-05-01 Listing Removed — CRMLS
• 2026-04-14 Pending — CRMLS
• 2026-03-27 Listed $298,000 CRMLS
• 2025-10-31 Listing Removed — CRMLS
• 2025-09-18 Listed $319,000 CRMLS
• 2025-09-05 Listing Removed — CRMLS
• 2025-05-17 Listed $319,000 CRMLS

Property tax history

-4.4%/yr

Latest (2025): $503 · -0.4% YoY. Source: county tax records.