20701 Beach #103 · Huntington Beach, CA 92648

$160,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 3 Days on market

Built 1972 Est $112k · 44% over ↓ 10% 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
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This is the beautiful mobile home in Huntington Beach . It has 2 bedrooms and 2 bathrooms with one office in the mobile home . This office can use it like a bedroom . The carpot next to mobile home can park 2- car. A front of the mobile home patio is very large. You should see it now because only a few minutes come to the beach .

Key facts

• Community pool
• Built 1972
• Listed 3 days

Property features AI

Finance

• Other: Urban community setting
• HOA & community: Land lease: $2,777

Exterior

• Parking: Located in Huntington Shorecliffs park
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home remains on site; Mobile dimensions approximately 10 ft by 56 ft
• Construction: Year built: estimated
• Exterior features: Community pool; Patio-home lot type

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry on the main level
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $161k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $161k).
• Cap rate 22.6% 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 (+2.8%/yr); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 38% of the median local income ($130k/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 $1k of loan paydown is wiped out by about $5k 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 + 2.8% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $160,900

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 2.59% ✓
• Cap rate: 22.60%
• Cash-on-cash: 58.23%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $112,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20701 Beach Blvd #30	0.17mi	3/2.0	1,197 (+7%)	2mo	$180,000	$150	79
20701 Beach Blvd #45	0.13mi	2/2.0 (-1)	1,120 (0%)	14mo	$199,900	$178	77
20701 Beach Blvd #214	0.13mi	2/2.0 (-1)	1,120 (0%)	15mo	$199,900	$178	76
80 Huntington St #707	0.46mi	2/2.0 (-1)	1,040 (-7%)	1mo	$50,000	$48	60
80 Huntington St #514	0.36mi	2/2.0 (-1)	1,040 (-7%)	8mo	$58,000	$56	60
80 Huntington St #646	0.51mi	2/2.0 (-1)	1,152 (+3%)	10mo	$115,000	$100	58
80 Huntington #630	0.52mi	3/2.0	1,251 (+12%)	2mo	$295,000	$236	55
80 Huntington St #418	0.40mi	2/2.0 (-1)	1,040 (-7%)	19mo	$100,000	$96	49
80 Huntington St #362	0.48mi	2/2.0 (-1)	1,000 (-11%)	12mo	$100,000	$100	44
80 Huntington #372	0.51mi	2/2.0 (-1)	1,272 (+14%)	7mo	$73,000	$57	43
80 Huntington St #606	0.45mi	2/2.0 (-1)	1,251 (+12%)	24mo	$220,000	$176	35

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 56.6%
• Equity multiple: 3.49×
• Total profit: $112,306
• Equity at exit: $23,991

10-year hold

• IRR: 61.4%
• Equity multiple: 7.07×
• Total profit: $273,573
• Equity at exit: $13,912

Cash invested: $45,052 (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 92648

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $4,175 high
• Mortgage (P&I): −$844
• Tax est. 1.5%: −$201 /mo · $2,414/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$877
• Net cashflow: $2,186

Break-even live

Break-even rent $1,408

Max offer price $160,900

Occupancy floor 43%

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: $40,225
• Closing costs: $4,827
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	25d	1	0.24mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	1d	1	0.24mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	1d	1	0.28mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	1d	1	0.32mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	1d	3	0.34mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	1d	1	0.38mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	1d	1	0.38mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	19d	1	0.44mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	1d	1	0.45mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	1d	1	0.48mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	18d	1	0.48mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	20d	1	0.48mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	1d	12	0.51mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	1d	1	0.52mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	0.54mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	1d	9	0.55mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$8,055	$7.08	1d	28	0.55mi
8152 Mainsail Dr Unit 104 Huntington Beach, CA	2.0	2.0	1149	$3,600	$3.13	24d	1	0.58mi
20191 Cape Coral Ln Unit 3-209 Huntington Beach, CA	2.0	2.0	1059	$3,200	$3.02	4d	1	0.58mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	1d	1	0.58mi
8211 Mainsail Dr #202 Huntington Beach, CA	2.0	2.0	1149	$3,500	$3.05	24d	1	0.60mi
403 Memphis Ave Unit 2 Huntington Beach, CA	2.0	1.0	900	$2,500	$2.78	19d	1	0.61mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	18d	1	0.61mi
311 Memphis Ave Huntington Beach, CA	2.0	1.0	820	$2,595	$3.16	1d	1	0.62mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	1d	1	0.63mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	10d	1	0.63mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	3d	1	0.63mi
308 Nashville Ave Huntington Beach, CA	2.0	1.0	1000	$3,116	$3.12	1d	1	0.66mi
1507 Backbay Cir Huntington Beach, CA	2.0	2.0	1275	$5,200	$4.08	1d	1	0.68mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	1d	2	0.72mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	15d	2	0.72mi
1315 Alabama St Huntington Beach, CA	3.0	2.0	1236	$7,500	$6.07	1d	1	0.72mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	15d	1	0.75mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	1d	1	0.77mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	10d	1	0.78mi
1702 Florida St Huntington Beach, CA	2.0–3.0	1.0–2.0	1022	$3,000	$2.93	1d	1	0.80mi
1601 Alabama St Unit 3 Huntington Beach, CA	2.0	1.0	840	$2,500	$2.98	1d	1	0.84mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	1d	1	0.93mi
19891 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	790	$3,986	$5.04	1d	11	0.93mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$9,500	$8.72	1d	4	0.96mi

Listing history 6 events

1. 2026-06-18
   days on market $160,900 Active 3 DOM
2. 2026-06-17
   days on market $160,900 Active 2 DOM
3. 2026-06-15
   statusdays on market $160,900 Active 1 DOM
4. 2026-06-15
   days on market $160,900 Coming Soon 3 DOM
5. 2026-06-13
   remarks 333-char remark
6. 2026-06-13
   listed $160,900 Coming Soon 1 DOM

ⓘ 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: $50,098
• − Mortgage interest: −$9,013
• − Property taxes: −$2,414
• − Insurance: −$804
• − Repairs & maintenance: −$4,008
• − Management: −$4,008
• − Depreciation: −$4,681
• Taxable income: $25,170
• Est. tax owed @ 24.0%: −$6,041
• After-tax cash flow: $20,193/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): 45,827
• Household income: $130,164
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2957.0

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% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 3% Other Indo-European 3%

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: ▼ -797.90%
• Current HPI: 381.1587
• Rent YoY: ▲ 2.78%
• 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

-10.1% since first listed

8 events — show timeline

• 2026-06-12 Coming Soon $160,900 CRMLS
• 2026-03-19 Listing Removed — CRMLS
• 2026-02-23 Price Changed $162,900 CRMLS
• 2026-01-13 Price Changed $164,900 CRMLS
• 2025-09-19 Listed $169,900 CRMLS
• 2025-06-24 Listing Removed — CRMLS
• 2025-04-12 Price Changed $174,000 CRMLS
• 2025-03-24 Listed $179,000 CRMLS