706 W Romneya Dr · Anaheim, CA 92801

$189,900

4 bd · 2.0 ba · 1,536 sqft · Manufactured · 62 Days on market

Built 1988 Est $275k · 31% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to affordable California living! This spacious 4-bedroom, 2-bathroom manufactured home is a rare opportunity in the heart of Anaheim, CA, offering the perfect blend of comfort, functionality, and unbeatable value. With a low monthly land lease, your housing costs stay remarkably budget-friendly without sacrificing space or convenience. The home features new interior paint and new bedroom flooring, and two year old whole-home water filtration system and double pain windows throughout (except 2 front windows). This home offers thrree parking spaces out front. With some TLC and updates, you can make this home truly your own. A great opportunity for the hands-on buyer looking to put th

Key facts

• 3 parking spots
• Built 1988
• Listed 62 days

Property features AI

Finance

• Financial info: Land lease of $1,450
• HOA & community: Part of an association; Located in Romneya Mobile Estates; Community park

Exterior

• Parking: Driveway parking; 3 uncovered parking spaces
• Utilities: Public sewer; Private water
• Home design: Single-story mobile home; Mobile home remains on site; 12 ft by 64 ft mobile dimensions; Seller-supplied year built
• Exterior features: No pool; Park nearby

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Street-level entry
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

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 $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 2.1% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.1%/yr); 72 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $4,418/mo this rent would consume 63% of the median local household income ($84k/yr) (locally 3604% 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 $1k of loan paydown is wiped out by about $6k 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 + 5.1% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) 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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.33% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.16%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $274,944
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 W Romneya Dr	0.06mi	3/2.0 (-1)	1,344 (-12%)	13mo	$240,000	$179	60
622 W Romneya Dr #622	0.07mi	3/2.0 (-1)	1,728 (+12%)	18mo	$220,000	$127	56

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 · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.21×
• Total profit: $117,692
• Equity at exit: $28,315

10-year hold

• IRR: 55.6%
• Equity multiple: 7.07×
• Total profit: $322,837
• Equity at exit: $16,419

Cash invested: $53,172 (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 92801

• Rents YoY: 5.1%
• Active inventory: 72
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $4,418 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $2,178

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 46%

Sensitivity live

Price	-10% $2,309	-5% $2,244	+0% $2,178	+5% $2,113	+10% $2,047
Rent	-10% $1,829	-5% $2,004	+0% $2,178	+5% $2,353	+10% $2,527
Rate	-1.0pp $2,274	-0.5pp $2,226	base $2,178	+0.5pp $2,129	+1.0pp $2,079

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1096 N Ivory Palm Ln Anaheim, CA	3.0	2.5	1406	$4,200	$2.99	0d	1	0.11mi
527 W Victor Ave Anaheim, CA	3.0	3.0	1420	$13,200	$9.30	0d	1	0.14mi
1024 W Romneya Dr Anaheim, CA	2.0–3.0	2.0	1241	$4,795	$3.86	0d	10	0.26mi
155 W La Palma Ave #4 Anaheim, CA	3.0	2.5	1673	$4,300	$2.57	0d	1	0.52mi
800 N Janss St Anaheim, CA	4.0	2.0	1450	$4,500	$3.10	0d	1	0.59mi
820 N Justin Pl Anaheim, CA	5.0	3.5	2150	$5,700	$2.65	5d	1	0.76mi
1138 N Euclid St Anaheim, CA	3.0	2.5	1492	$3,750	$2.51	25d	1	0.84mi
1419 W Janeen Way Anaheim, CA	4.0	2.0	1932	$4,760	$2.46	20d	1	0.87mi
1507 S Roosevelt Ave Fullerton, CA	5.0	2.0	1600	$8,500	$5.31	23d	1	0.88mi
604 N Zeyn St Anaheim, CA	3.0	2.0	1169	$3,100	$2.65	0d	1	0.92mi
912 W Hill Ave Fullerton, CA	4.0	3.0	1644	$4,500	$2.74	18d	1	1.04mi
125 W Valencia Dr Unit A Fullerton, CA	3.0	1.0	1100	$3,400	$3.09	0d	1	1.07mi
1124 W Woodcrest Ave Fullerton, CA	3.0	2.0	1476	$4,500	$3.05	0d	1	1.14mi
410 S Lemon St Unit B Fullerton, CA	4.0	1.0	1800	$2,200	$1.22	7d	1	1.20mi
686 S Euclid St Fullerton, CA	4.0	3.5	1855	$4,295	$2.32	0d	1	1.22mi
686 S Euclid St Fullerton, CA	4.0	3.5	1855	$4,295	$2.32	2d	1	1.22mi
465 E Afton Ln Anaheim, CA	3.0	2.5	1454	$3,600	$2.48	5d	1	1.26mi
1406 W Roberta Ave Fullerton, CA	3.0	2.5	1750	$8,250	$4.71	23d	1	1.38mi
600 W Commonwealth Ave Fullerton, CA	3.0	1.0–2.0	1002	$4,562	$4.55	0d	21	1.38mi
1119 W Broadway Anaheim, CA	3.0	2.5	1395	$3,700	$2.65	0d	1	1.42mi
229 E Commonwealth Ave Fullerton, CA	3.0	1.0–3.0	1126	$4,409	$3.91	0d	9	1.42mi
1600 W Lincoln Ave Anaheim, CA	3.0	1.0–2.0	1181	$4,907	$4.15	0d	21	1.44mi
1964 Glenoaks Ave Anaheim, CA	4.0	2.5	1440	$3,575	$2.48	16d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $189,900 Active 62 DOM
2. 2026-06-18
   days on market $189,900 Active 59 DOM
3. 2026-06-17
   days on market $189,900 Active 58 DOM
4. 2026-06-16
   days on market $189,900 Active 57 DOM
5. 2026-06-15
   days on market $189,900 Active 56 DOM
6. 2026-06-13
   days on market $189,900 Active 54 DOM
7. 2026-06-13
   days on market $189,900 Active 53 DOM
8. 2026-06-09
   days on market $189,900 Active 50 DOM
9. 2026-06-08
   days on market $189,900 Active 49 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    pricedays on market $189,900 Active 48 DOM
12. 2026-06-04
    days on market $228,888 Active 45 DOM
13. 2026-06-03
    days on market $228,888 Active 44 DOM
14. 2026-06-02
    days on market $228,888 Active 43 DOM
15. 2026-06-01
    days on market $228,888 Active 42 DOM
16. 2026-05-31
    days on market $228,888 Active 41 DOM
17. 2026-05-08
    status Active
18. 2026-03-24
    price $228,888
19. 2026-03-21
    status Active
20. 2026-03-05
    listed $200,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,020
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$4,242
• − Management: −$4,242
• − Depreciation: −$5,524
• Taxable income: $24,577
• Est. tax owed @ 24.0%: −$5,899
• After-tax cash flow: $20,239/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,547
• Household income: $83,725
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 3604.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 19% Asian 19% White 16% Black 4%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Russian 1% Lithuanian 1%
• Foreign-born: 41% · Canada, Vietnam, South Korea
• Languages at home: 30% English-only · Spanish 48% Tagalog/Filipino 5% Vietnamese 5%

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: ▼ -723.92%
• Current HPI: 446.9118
• Rent YoY: ▲ 5.13%
• 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

+14.4% since first listed

4 events — show timeline

• 2026-05-08 Relisted — CRMLS
• 2026-03-24 Price Changed $228,888 CRMLS
• 2026-03-21 Relisted — CRMLS
• 2026-03-05 Listed $200,000 CRMLS

Property tax history

-12.7%/yr

Latest (2025): $22 · +3.4% YoY. Source: county tax records.