5700 Carbon Cyn #83 · Brea, CA 92823

$140,000

4 bd · 2.0 ba · 1,056 sqft · Manufactured · 49 Days on market

Built 1983 ↓ 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW ON THE MARKET!! Beautiful & cozy 3 bedroom, 2 full bathroom PLUS a bonus room home. Featuring a large master bedroom. Home has been constantly upgraded and well taken care, newer windows, painted inside and out recently. Nice patio space with a nice view to the mountains in the canyon!. .. Big storage shed. Carport fits 4 cars, plus an additional parking included, total of 5 parking spots. Amenities in the community: POOL, SPA/ HOT TUB, LIBRARY, CLUBHOUSE, BBQ AREA, ADDITIONAL LAUNDRY ROOM, MONTAIN VIEWS! Only 5 minutes fromthe 57FWY & less than 10 minutes to BREA MALL.

Key facts

• Community pool
• Community spa
• Bonus room

Tags

• BONUS ROOM
• NEWER WINDOWS
• PATIO SPACE
• STORAGE SHED
• COMMUNITY POOL
• COMMUNITY SPA

Property features AI

Finance

• Other: Double-bodied multi-unit designation
• HOA & community: Land lease (Hollydale) with monthly land lease payment; Community is mountainous; Park name: Hollydale

Exterior

• Parking: Assigned carport parking; Guest parking; Four covered carport spaces (total 4 parking spaces)
• Utilities: Standard electric; Natural gas connected; Public/district water; Public sewer; Electricity and water connected
• Home design: Single-story; Main-level entry; Mobile home (12' x 44') remains on the lot; Views
• Construction: Raised foundation
• Exterior features: Open patio; Patio; Private and association pool; Yard; One shed

Interior

• Bathrooms: Two full bathrooms; Bathrooms include tubs with showers and a walk-in shower
• Interior features: Ceiling fan; Two staircases; Carbon monoxide and smoke detectors; Association and private spa (hot tub)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k.

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 $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 2.1% in Brea — 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 76/100 on livability (#100 in CA, #3,570 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, schools A-; Watch: health & safety C-, cost of living F.
• Brea-Olinda Unified (suburban): math 48% / reading 65% proficiency, ranked #84 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($968 loan paydown + $6k appreciation (4.6% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.51% ✓
• Cap rate: 21.81%
• Cash-on-cash: 55.42%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.2%
• Equity multiple: 4.69×
• Total profit: $144,587
• Equity at exit: $76,095

10-year hold

• IRR: 60.4%
• Equity multiple: 9.65×
• Total profit: $339,027
• Equity at exit: $128,725

Cash invested: $39,200 (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 92823

• Home prices YoY: 1.3%
• Active inventory: 10
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $3,516 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $1,811

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,907	-5% $1,859	+0% $1,811	+5% $1,762	+10% $1,714
Rent	-10% $1,533	-5% $1,672	+0% $1,811	+5% $1,949	+10% $2,088
Rate	-1.0pp $1,881	-0.5pp $1,846	base $1,811	+0.5pp $1,774	+1.0pp $1,737

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   days on market $140,000 Active 49 DOM
2. 2026-05-31
   days on market $140,000 Active 48 DOM
3. 2026-04-24
   status Pending Sale
4. 2026-03-26
   price $130,000
5. 2026-03-09
   listed $120,000 Active
6. 2024-03-20
   historical
7. 2024-01-15
   listed $165,000 Active
8. 2023-12-31
   historical
9. 2023-12-27
   price $180,000
10. 2023-09-19
    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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,198
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$3,376
• − Management: −$3,376
• − Depreciation: −$4,073
• Taxable income: $20,731
• Est. tax owed @ 24.0%: −$4,976
• After-tax cash flow: $16,751/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: Brea-Olinda Unified
• NCES district ID: 0605880
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $83,131
• Composite: 51.28/100
• National rank: #1748
• State rank: #84 of 517 in CA

Livability — Brea

• Score: 76/100
• State rank: #100
• US rank: #3570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brea, CA
• City population: 41,623
• Population (ZIP): 5,141

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 43% White 24% Hispanic / Latino 21% Two or more races 17% Black 5%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 1%
• Foreign-born: 33% · South Korea, China, Canada
• Languages at home: 58% English-only · Chinese 11% Korean 11% Spanish 8%

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: ▲ 4.62%
• Current HPI: 355.1611
• Rent YoY: —
• Metro: —
• 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

-29.7% since first listed

8 events — show timeline

• 2026-04-24 Pending — CRMLS
• 2026-03-26 Price Changed $130,000 CRMLS
• 2026-03-09 Listed $120,000 CRMLS
• 2024-03-20 Listing Removed — CRMLS
• 2024-01-15 Listed $165,000 CRMLS
• 2023-12-31 Listing Removed — GPSMLS
• 2023-12-27 Price Changed $180,000 GPSMLS
• 2023-09-19 Listed $185,000 GPSMLS

Property tax history

-0.9%/yr

Latest (2025): $62 · +3.2% YoY. Source: county tax records.