10770 Katella #19 · Garden Grove, CA 92804

$329,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 21 Days on market

Built 1975 4.29 ac lot Est $266k · 24% over

---

Why this score? — see what drove the D 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 +18.3/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom, 2 Bathroom mobile home located in Gold Crest Mobile Home Park. New roof, New Windows, Laminate floors, and has Central AC. The Park amenities include a swimming pool, a clubhouse. Walking distance to restaurants and shopping centers.

Key facts

• Central ac
• Laminate floors
• Clubhouse

Tags

• NEW ROOF
• NEW WINDOWS
• LAMINATE FLOORS
• CENTRAL AC
• SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Living area reported by seller; Lot size source: assessor's data; Park name: Gold Crest Mobile Home Park; Directions: Katella Avenue to Dino Circle
• HOA & community: Land lease in park (land lease amount applies)

Exterior

• Parking: Carport with space for 3 vehicles; Located in Gold Crest Mobile Home Park
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home (24' x 60') — mobile home remains
• Construction: Year built per assessor; Lot is level/flat
• Exterior features: Community pool; Curbs

Interior

• Kitchen: Kitchen (details not provided)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Ground-level entry
• Laundry & utility: Laundry on-site (see remarks for details)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $330k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (1.0% below list).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.8% in Garden Grove — 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 66/100 on livability (#343 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: schools C-, amenities D+, 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 flat; 86 active listings in the ZIP; 22 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 $3,265/mo this rent would consume 51% of the median local household income ($76k/yr) (locally 5698% 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 $10k 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 21 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,951 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $266,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10770 Katella Ave #36	0.00mi	3/2.0	1,404 (-2%)	5mo	$365,000	$260	92
10770 W Katella Ave #14	0.00mi	2/2.0 (-1)	1,440 (0%)	13mo	$230,000	$160	84
10770 West Katella Ave #23	0.02mi	3/3.0	1,440 (0%)	17mo	$255,000	$177	81
11301 Euclid St #115	0.29mi	4/2.0 (+1)	1,500 (+4%)	1mo	$295,000	$197	74
11301 Euclid St #19	0.29mi	3/2.0	1,534 (+6%)	20mo	$274,000	$179	59
11301 Euclid St #91	0.29mi	3/2.0	1,540 (+7%)	22mo	$245,000	$159	56
11301 Euclid St #72	0.29mi	4/2.0 (+1)	1,512 (+5%)	21mo	$279,000	$185	55
1616 S Euclid St #11	0.50mi	3/2.0	1,548 (+8%)	12mo	$300,000	$194	54
11301 Euclid St #43	0.29mi	3/2.0	1,296 (-10%)	20mo	$274,000	$211	53

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 · 0.57% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-42,145
• Equity at exit: $49,189

10-year hold

• IRR: -8.2%
• Equity multiple: 0.54×
• Total profit: $-42,418
• Equity at exit: $28,524

Cash invested: $92,372 (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 92804

• Rents YoY: 0.6%
• Active inventory: 86
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,265 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $299

Break-even live

Break-even rent $2,886

Max offer price $329,900

Occupancy floor 86%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11121 Dino Cir Garden Grove, CA	3.0	2.0	1294	$3,095	$2.39	22d	1	0.15mi
1693 S Heritage Cir Anaheim, CA	3.0	2.0	1437	$3,700	$2.57	1d	1	0.23mi
1854 S Euclid St Anaheim, CA	2.0–3.0	1.0–2.0	937	$3,190	$3.40	1d	2	0.26mi
11092 Dallas Dr Garden Grove, CA	3.0	2.0	1310	$3,950	$3.02	24d	1	0.48mi
1700 W Cerritos Ave Anaheim, CA	2.0	1.5	959	$2,700	$2.82	1d	2	0.51mi
11750 Euclid St Garden Grove, CA	1.0–2.0	1.0–2.0	903	$2,750	$3.05	2d	2	0.82mi
1301 Laster Ave Unit ADU Anaheim, CA	4.0	2.5	1200	$3,600	$3.00	2d	1	0.87mi
1250 S Euclid St Anaheim, CA	1.0–3.0	1.0–2.0	935	$2,600	$2.78	1d	9	0.99mi
10572 Chamberlain Ave Anaheim, CA	3.0	2.0	1000	$3,500	$3.50	10d	1	1.00mi
1371 W Cerritos Ave #86 Anaheim, CA	3.0	2.5	1486	$3,525	$2.37	2d	1	1.01mi
1813 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,495	$2.77	1d	1	1.06mi
1640 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	885	$2,035	$2.30	1d	2	1.07mi
1540 W Ball Rd Anaheim, CA	2.0	1.0–2.0	815	$2,875	$3.53	1d	1	1.09mi
11401 Kearney Way Garden Grove, CA	3.0	2.0	1237	$3,800	$3.07	43d	1	1.10mi
1250 S Brookhurst St Unit 01 Anaheim, CA	3.0	2.0	1172	$3,100	$2.65	1d	1	1.11mi
9661 Maureen Dr Unit F Garden Grove, CA	2.0	1.0	900	$2,495	$2.77	43d	1	1.13mi
915 S Arden Pl Apt 4 Anaheim, CA	2.0	1.0	945	$2,300	$2.43	1d	1	1.19mi
909 S Echo Pl Anaheim, CA	3.0	2.0	1669	$5,200	$3.12	1d	1	1.19mi
12211 Nutwood St Unit NA Garden Grove, CA	3.0	2.0	1415	$3,995	$2.82	43d	1	1.25mi
11092 Jerry Ln Garden Grove, CA	3.0	3.0	1780	$1,350	$0.76	18d	1	1.33mi
955 W Lamark Ln Anaheim, CA	3.0	2.5	1333	$3,400	$2.55	1d	1	1.35mi
10426 Mahalo Way Garden Grove, CA	3.0	2.0	1200	$3,500	$2.92	43d	1	1.38mi

Listing history 14 events

1. 2026-06-18
   days on market $329,900 Active 21 DOM
2. 2026-06-17
   days on market $329,900 Active 20 DOM
3. 2026-06-16
   days on market $329,900 Active 19 DOM
4. 2026-06-15
   days on market $329,900 Active 18 DOM
5. 2026-06-13
   days on market $329,900 Active 16 DOM
6. 2026-06-13
   days on market $329,900 Active 15 DOM
7. 2026-06-09
   days on market $329,900 Active 12 DOM
8. 2026-06-08
   days on market $329,900 Active 11 DOM
9. 2026-06-07
   days on market $329,900 Active 10 DOM
10. 2026-06-04
    days on market $329,900 Active 7 DOM
11. 2026-06-03
    days on market $329,900 Active 6 DOM
12. 2026-06-02
    days on market $329,900 Active 5 DOM
13. 2026-06-01
    days on market $329,900 Active 4 DOM
14. 2026-05-31
    days on market $329,900 Active 3 DOM

ⓘ 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 ≥90°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,176
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,134
• − Management: −$3,134
• − Depreciation: −$9,597
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $4,015/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 — Garden Grove

• Score: 66/100
• State rank: #343
• US rank: #11727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden Grove, CA
• County: Orange County · 3,096,323 people
• City population: 157,355
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 83,537
• Household income: $76,141
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 5698.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% White 20% Two or more races 17% Black 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Vietnam, South Korea
• Languages at home: 37% English-only · Spanish 36% Vietnamese 13% Tagalog/Filipino 4%

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: ▼ -875.49%
• Current HPI: 443.6764
• Rent YoY: ▲ 0.57%
• 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

1 event — show timeline

• 2026-05-28 Listed $329,900 CRMLS

Property tax history

-2.6%/yr

Latest (2025): $13 · +0.5% YoY. Source: county tax records.