142 Liberty · Newport Beach, CA 92660

$689,000

2 bd · 2.0 ba · 1,300 sqft · Manufactured · 52 Days on market

Built 1961 13 ac lot $530/sqft · 12% above area Est $615k · 12% over

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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 +12.3/30.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks

* * MOTIVATED SELLER!! * * Welcome to 142 Liberty, offering approximately 1,300 square feet of thoughtfully designed living space, this beautifully updated 2-bedroom, 2-bath residence blends comfort, sophistication, and effortless indoor-outdoor living within a true luxury waterfront lifestyle community. Step inside to a light-filled, open-concept floor plan where the living, dining, and kitchen areas flow seamlessly together—ideal for relaxed everyday living and elevated entertaining. The chef’s kitchen is appointed with rich Medallion wood cabinetry, elegant granite countertops, and abundant storage, while recessed lighting and built-in speakers throughout create a refine

Key facts

• Automatic skylights
• Split a/c systems
• Chef's kitchen

Tags

• BAYSIDE VILLAGE COMMUNITY
• CHEF'S KITCHEN
• AUTOMATIC SKYLIGHTS
• SPLIT A/C SYSTEMS
• TANKLESS WATER HEATER
• SPA-INSPIRED EN-SUITE BATHROOM

Property features AI

Finance

• Other: Park name: Bayside Village; Manager approval required for multi-unit community; Pets permitted; Community features include watersports, fishing, hiking and nearby park/public preserve
• Financial info: Land lease applies (current amount listed separately)
• HOA & community: Part of an association (Bayside Village); Association amenities include grounds maintenance, sewer, trash, security, clubhouse, billiard room, gym/exercise room, pool, spa, sauna, outdoor cooking/barbecue areas, picnic area, playground, dog park, bocce ball court, biking and hiking trails, fire pit, onsite property management, cable TV, and multipurpose recreational rooms

Exterior

• Parking: Covered parking; On-site paved parking; Attached carport (unassigned) with 1 carport space; Driveway parking
• Security: Carbon monoxide detector(s); Smoke detector(s); Community security listed among association amenities
• Utilities: District/public water; Public sewer; Natural gas connected/available; Propane available; Electricity connected/available; Cable available/connected; Water connected
• Home design: Single-story (one level); Entry at main level; Turnkey, updated/remodeled condition; Mobile home model: Roadliner (mobile home remains); Has community/marina and fishing views
• Construction: Stucco and stone exterior; Drywall interior walls; Blockwall and vinyl fencing
• Exterior features: Covered tile porch; Awning; Private barbecue; Covered patio; Community heated in-ground pool; Community spa (heated); Community clubhouse and recreational spaces; Concrete/block/stone skirt

Interior

• Kitchen: Remodeled kitchen with granite counters; Microwave; Built-in range; Free-standing range; Gas oven; Refrigerator; Ice maker; Water line to refrigerator; Dishwasher; Vented exhaust fan; Tankless water heater
• Bedrooms: Main floor primary bedroom; All bedrooms on main floor; Primary suite with primary bathroom
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Remodeled and upgraded baths; Soaking tub; Jetted tub; Separate tub and walk-in shower; Bathtub and shower; Exhaust fan(s); Granite counters
• Heating & cooling: Forced air heating; Fireplace; Ductless heating/cooling; Zoned climate control; High-efficiency / Energy Star systems
• Interior features: Built-in shelving/cabinets; High (9+ ft) ceilings; Ceiling fan(s); Recessed lighting; Open floor plan; Granite counters; Double pane, tinted, and Energy Star windows; Skylights; Window screens; No interior steps (accessible); Doors swing inward
• Laundry & utility: Inside laundry in closet; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $689k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $671k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $587k (14.9% below list).
• Recommended offer: $587k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 0.6% in Newport 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 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: health & safety C-, cost of living F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Abraham Lincoln Elementary (math 67%, 306 students, 32% FRL); Corona Del Mar High (math 55% / reading 63%, grade C+, #221 of 1,170 statewide, top 19%, 2,059 students, 20% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 157 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($160k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $74k of equity ($5k loan paydown + $69k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($668k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $50k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $586,596 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $615,335
• List price: $689,000
• Delta: 20.10%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
294 Mayflower Dr	0.06mi	2/2.0	1,260 (-3%)	12mo	$610,000	$484	82
298 Lexington Cir	0.06mi	2/2.0	1,200 (-8%)	6mo	$439,000	$366	80
274 Revere Way	0.10mi	3/2.0 (+1)	1,300 (0%)	13mo	$585,000	$450	79
61 Saratoga	0.08mi	2/2.0	1,250 (-4%)	13mo	$845,000	$676	79
4 Saratoga	0.19mi	2/2.0	1,200 (-8%)	3mo	$1,000,000	$833	76
90 Yorktown	0.08mi	3/2.0 (+1)	1,274 (-2%)	14mo	$520,000	$408	76
237 Plymouth Ave	0.11mi	3/2.0 (+1)	1,152 (-11%)	1mo	$630,000	$547	70
122 Yorktown Dr	0.03mi	2/2.0	1,150 (-12%)	16mo	$475,000	$413	67
292 Mayflower Dr	0.05mi	2/2.0	1,152 (-11%)	15mo	$415,000	$360	66
77 Yorktown	0.17mi	2/1.0	1,150 (-12%)	5mo	$369,999	$322	65
129 Liberty	0.12mi	2/2.0	1,140 (-12%)	12mo	$539,000	$473	63
200 Tremont Dr	0.15mi	3/2.5 (+1)	1,415 (+9%)	13mo	$795,000	$562	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.11% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.94×
• Total profit: $373,844
• Equity at exit: $620,706

10-year hold

• IRR: 21.6%
• Equity multiple: 6.81×
• Total profit: $1,121,531
• Equity at exit: $1,338,575

Cash invested: $192,920 (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 92660

• Home prices YoY: 3.4%
• Rents YoY: 4.1%
• Active inventory: 157
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $5,866 high
• Mortgage (P&I): −$3,613
• Tax est. 1.5%: −$861 /mo · $10,335/yr
• Insurance: −$287
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,232
• Net cashflow: $-127

Break-even live

Break-even rent $6,027

Max offer price $670,563

Occupancy floor 97%

Sensitivity live

Price	-10% $349	-5% $111	+0% $-127	+5% $-365	+10% $-604
Rent	-10% $-591	-5% $-359	+0% $-127	+5% $104	+10% $336
Rate	-1.0pp $220	-0.5pp $48	base $-127	+0.5pp $-306	+1.0pp $-488

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: $172,250
• Closing costs: $20,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Yorktown Newport Beach, CA	2.0	2.0	1029	$4,250	$4.13	15d	1	0.02mi
200 Promontory Dr W Newport Beach, CA	1.0–2.0	1.0–2.0	996	$5,025	$5.04	0d	22	0.38mi
1063 Dover Dr Newport Beach, CA	2.0	2.5	1152	$4,900	$4.25	44d	1	0.65mi
26 Villa Point Dr Newport Beach, CA	2.0	2.0	1410	$5,000	$3.55	44d	1	0.67mi
113 Emerald Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	44d	1	0.72mi
314 Ruby Ave Newport Beach, CA	3.0	2.0	1500	$8,000	$5.33	44d	1	0.76mi
1728 Bedford Ln Newport Beach, CA	1.0–2.0	1.0–2.0	954	$3,795	$3.98	3d	2	0.76mi
313 Diamond Ave Newport Beach, CA	3.0	3.0	1850	$8,900	$4.81	6d	1	0.77mi
1009 N Bay Front Newport Beach, CA	3.0	2.0	1200	$12,000	$10.00	25d	1	0.77mi
320 Sapphire Ave Newport Beach, CA	2.0	2.0	1000	$4,200	$4.20	4d	1	0.77mi
112 Pearl Ave Newport Beach, CA	3.0	3.0	1800	$7,250	$4.03	44d	1	0.80mi
110 Pearl Ave Newport Beach, CA	3.0	3.0	1800	$24,000	$13.33	20d	1	0.81mi
131 Opal Ave Newport Beach, CA	3.0	2.0	1250	$5,895	$4.72	0d	1	0.82mi
308 Coral Ave Newport Beach, CA	3.0	2.0	1390	$12,000	$8.63	44d	1	0.82mi
216 Collins Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	44d	1	0.82mi
320 Villa Point Dr Newport Beach, CA	2.0	2.0	1307	$6,500	$4.97	44d	1	0.83mi
300 Coral Ave Newport Beach, CA	3.0	3.0	1650	$24,000	$14.55	44d	1	0.83mi
312 Saint Andrews Rd Unit B Newport Beach, CA	2.0	1.0	1000	$4,850	$4.85	44d	1	0.86mi
533 Saint Andrews Rd Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.87mi
1400 Haven Pl Unit 533 Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.87mi
880 Irvine Ave Newport Beach, CA	2.0	1.0–2.0	704	$3,153	$4.48	0d	92	0.87mi
207 E Edgewater Ave Newport Beach, CA	2.0	2.0	950	$9,000	$9.47	21d	1	0.91mi
1173 Winslow Ln Newport Beach, CA	3.0	3.5	1773	$9,000	$5.08	16d	1	0.92mi
2101 E 15th St #8 Newport Beach, CA	2.0	1.5	1025	$4,350	$4.24	44d	1	0.93mi
203 Amethyst Ave Newport Beach, CA	3.0	3.0	1186	$6,500	$5.48	44d	1	0.94mi
222 Marine Ave Unit C Newport Beach, CA	2.0	2.0	1300	$5,800	$4.46	44d	1	0.95mi
310 Fernando St #105 Newport Beach, CA	2.0	2.0	1325	$4,700	$3.55	3d	1	0.95mi
310 Fernando St Newport Beach, OS	2.0	2.0	1331	$5,198	$3.90	44d	3	0.95mi
117 Amethyst Ave Newport Beach, CA	3.0	2.0	1766	$11,570	$6.55	44d	1	0.99mi
307 Anade Ave Newport Beach, CA	2.0	2.0	1100	$4,750	$4.32	44d	1	0.99mi
114 Onyx Ave Newport Beach, CA	3.0	2.0	1050	$6,750	$6.43	44d	1	1.02mi
206 Adams St #1 Newport Beach, CA	3.0	3.0	1065	$9,000	$8.45	4d	1	1.04mi
111 Via Ravenna Newport Beach, CA	3.0	3.0	1566	$14,000	$8.94	6d	1	1.05mi
500 E Balboa Blvd Newport Beach, CA	3.0	2.0	1600	$11,000	$6.88	44d	1	1.05mi
504 E Balboa Blvd Newport Beach, CA	3.0	2.0	1600	$11,000	$6.88	44d	1	1.06mi
5100 Colony Plz Newport Beach, CA	1.0–2.0	1.0–2.0	1316	$6,435	$4.89	0d	10	1.14mi
116 Jade Ave Newport Beach, CA	2.0	1.5	1144	$7,000	$6.12	44d	1	1.14mi
1581 Tustin Ave Costa Mesa, CA	2.0	2.0	1100	$5,400	$4.91	20d	1	1.16mi
384 16th Pl Unit B Costa Mesa, CA	2.0	1.0	1015	$4,400	$4.33	44d	1	1.18mi
913 W Balboa Blvd Newport Beach, CA	3.0	3.0	1423	$8,500	$5.97	18d	1	1.19mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $689,000 Active 52 DOM
2. 2026-06-18
   days on market $739,000 Active 49 DOM
3. 2026-06-17
   days on market $739,000 Active 48 DOM
4. 2026-06-16
   days on market $739,000 Active 47 DOM
5. 2026-06-15
   days on market $739,000 Active 46 DOM
6. 2026-06-13
   days on market $739,000 Active 44 DOM
7. 2026-06-13
   days on market $739,000 Active 43 DOM
8. 2026-06-09
   days on market $739,000 Active 40 DOM
9. 2026-06-08
   days on market $739,000 Active 39 DOM
10. 2026-06-07
    days on market $739,000 Active 38 DOM
11. 2026-06-04
    days on market $739,000 Active 35 DOM
12. 2026-06-03
    days on market $739,000 Active 34 DOM
13. 2026-06-02
    days on market $739,000 Active 33 DOM
14. 2026-06-01
    days on market $739,000 Active 32 DOM
15. 2026-05-31
    days on market $739,000 Active 31 DOM
16. 2026-04-30
    listed $739,000 Active 2569-char remark
17. 2004-07-06
    historical
18. 2004-05-11
    listed $159,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,392
• − Mortgage interest: −$38,595
• − Property taxes: −$10,335
• − Insurance: −$3,445
• − Repairs & maintenance: −$5,631
• − Management: −$5,631
• − Depreciation: −$20,044
• Taxable loss: −$13,289
• Est. tax savings @ 24.0%: +$3,189
• After-tax cash flow: $1,660/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 34,890
• Household income: $159,564
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2633.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 10% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Other Indo-European 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: ▲ 17.65%
• Current HPI: 537.8751
• Rent YoY: ▲ 4.11%
• 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

+364.8% since first listed

3 events — show timeline

• 2026-04-30 Listed $739,000 CRMLS
• 2004-07-06 Listing Removed — CRMLS
• 2004-05-11 Listed $159,000 CRMLS

Property tax history

-5.1%/yr

Latest (2025): $189 · -2.8% YoY. Source: county tax records.