6741 Lincoln Ave Spc 112 · Buena Park, CA 90620

$248,800

2 bd · 2.0 ba · 1,900 sqft · Manufactured · 29 Days on market

Built 1983 13 ac lot Est $332k · 25% 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
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STUNNINGLY SPACIOUS HOME IN THE HIGHLY DESIRABLE BUENA VILLA SENIOR COMMUNITY! WELCOME TO THIS BEAUTIFULLY MAINTAINED APPROX. 1,900 SQ. FT. HOME FEATURING 2 BEDROOMS + DEN, 2 BATHS, HIGH CEILINGS, AND AN OPEN-CONCEPT FLOOR PLAN DESIGNED FOR COMFORTABLE AND ELEGANT LIVING. FROM THE MOMENT YOU WALK IN, YOU’LL LOVE BRIGHT, AIRY FEEL, LUXURY LAMINATE FLOORING, RECESSED LIGHTING, SKYLIGHTS, AND THE INCREDIBLE FLOW OF THE HOME. THE EXPANSIVE LIVING ROOM AND FORMAL DINING AREA OPEN BEAUTIFULLY INTO THE GORGEOUS REMODELED KITCHEN WITH GRANITE COUNTERTOPS, A LARGE CENTER ISLAND, AND ABUNDANT CABINET SPACE FOR ENTERTAINING FAMILY & FRIENDS. THE VERSATILE DEN CAN BE USED AS AN OFFICE, RETR

Key facts

• Remodeled kitchen
• Private front porch
• Prime location

Tags

• OPEN-CONCEPT FLOOR PLAN
• REMODELED KITCHEN
• PRIVATE FRONT PORCH
• EXTRA-WIDE ATTACHED CARPORT
• RESORT-STYLE AMENITIES
• PRIME LOCATION

Property features AI

Finance

• Other: Park name: Buena Villa; Lot features include 2-5 units per acre and walkstreet
• Financial info: Land lease payment (approx. $1,987.84)
• HOA & community: Senior community; Street lighting and sidewalks; Manager approval required

Exterior

• Parking: Located in Buena Villa mobile home park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (24' x 64'); Mobile home remains on site; Estimated living area
• Construction: Year built per public records
• Exterior features: Community/association pool; Association amenities

Interior

• Bedrooms: Main floor bedrooms
• Bathrooms: Two full bathrooms; Bathrooms include tub and shower
• Interior features: One-level home; Main floor primary bedroom; All bedrooms on main floor; Entry on main level; Bonus room; Office; Living room; Family room; Den; Walk-in closet
• Laundry & utility: Laundry room inside the home (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.2% in Buena Park — 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 68/100 on livability (#300 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, amenities A; Watch: schools C-, health & safety D, cost of living F.
• Centralia Elementary (suburban): math 59% / reading 63% proficiency, ranked #213 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 47 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 36% of the median local income ($126k/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 $2k of loan paydown is wiped out by about $7k 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 + 1.3% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $249k implies a 107% gain — meaningful room to come down on a strong offer.

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 $245,068 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.51% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $332,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6741 Lincoln Ave #80	0.00mi	3/2.0 (+1)	1,800 (-5%)	11mo	$315,000	$175	77
6741 Lincoln Ave #28	0.08mi	2/2.0	1,640 (-14%)	15mo	$220,000	$134	61

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.48×
• Total profit: $33,443
• Equity at exit: $37,097

10-year hold

• IRR: 19.9%
• Equity multiple: 2.54×
• Total profit: $107,578
• Equity at exit: $21,512

Cash invested: $69,664 (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 90620

• Rents YoY: 1.3%
• Active inventory: 47
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,765 high
• Mortgage (P&I): −$1,305
• Tax est. 1.5%: −$311 /mo · $3,732/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$791
• Net cashflow: $1,255

Break-even live

Break-even rent $2,176

Max offer price $248,800

Occupancy floor 62%

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: $62,200
• Closing costs: $7,464
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1358	$3,995	$2.94	4d	1	0.39mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1354	$3,995	$2.95	1d	1	0.39mi
3320 W Mirano Dr Anaheim, CA	3.0	2.5	1591	$3,850	$2.42	1d	1	0.45mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,000	$1.89	15d	1	0.62mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,500	$2.21	2d	1	0.62mi
7490 Santa Elena Dr Buena Park, CA	3.0	1.5	1409	$6,000	$4.26	1d	1	0.87mi
6032 Lime Ave Cypress, CA	3.0	2.0	1350	$7,700	$5.70	1d	1	0.94mi
460 N Santa Maria St Anaheim, CA	3.0	2.5	1765	$3,800	$2.15	18d	1	1.11mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.35mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	3d	1	1.40mi

Listing history 29 events

1. 2026-06-18
   days on market $248,800 Active 29 DOM
2. 2026-06-17
   days on market $248,800 Active 28 DOM
3. 2026-06-16
   days on market $248,800 Active 27 DOM
4. 2026-06-15
   days on market $248,800 Active 26 DOM
5. 2026-06-13
   days on market $248,800 Active 24 DOM
6. 2026-06-13
   days on market $248,800 Active 23 DOM
7. 2026-06-09
   days on market $248,800 Active 20 DOM
8. 2026-06-08
   days on market $248,800 Active 19 DOM
9. 2026-06-07
   days on market $248,800 Active 18 DOM
10. 2026-06-04
    days on market $248,800 Active 15 DOM
11. 2026-06-03
    days on market $248,800 Active 14 DOM
12. 2026-06-02
    days on market $248,800 Active 13 DOM
13. 2026-06-01
    days on market $248,800 Active 12 DOM
14. 2026-05-31
    days on market $248,800 Active 11 DOM
15. 2026-05-20
    listed $248,800 Active
16. 2025-08-31
    historical
17. 2025-08-06
    status Active
18. 2025-05-31
    status Active
19. 2025-04-16
    status Active
20. 2025-03-01
    listed $279,000 Active
21. 2025-02-27
    historical
22. 2020-11-06
    soldstatus $120,000 Closed Sale
23. 2020-10-24
    status Pending Sale
24. 2020-10-11
    historical Active Under Contract
25. 2020-09-02
    status Active
26. 2020-06-25
    listed $139,000 Active
27. 2020-06-11
    historical $139,000
28. 2000-10-12
    soldstatus $65,000
29. 2000-08-14
    listed $69,900

ⓘ 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 ≥91°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,179
• − Mortgage interest: −$13,937
• − Property taxes: −$3,732
• − Insurance: −$1,244
• − Repairs & maintenance: −$3,614
• − Management: −$3,614
• − Depreciation: −$7,238
• Taxable income: $11,800
• Est. tax owed @ 24.0%: −$2,832
• After-tax cash flow: $12,227/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: Centralia Elementary
• NCES district ID: 0608070
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $66,022
• Composite: 55.0/100
• National rank: #2782
• State rank: #213 of 1400 in CA

Livability — Buena Park

• Score: 68/100
• State rank: #300
• US rank: #10072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Park, CA
• County: Orange County · 3,096,323 people
• City population: 82,592
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,608
• Household income: $126,094
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1075.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 39% Asian 29% White 26% Two or more races 16% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Iranian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 32% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 22% Tagalog/Filipino 8% Korean 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: ▼ -964.20%
• Current HPI: 411.2003
• Rent YoY: ▲ 1.33%
• 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

+255.9% since first listed

15 events — show timeline

• 2026-05-20 Listed $248,800 CRMLS
• 2025-08-31 Listing Removed — CRMLS
• 2025-08-06 Relisted — CRMLS
• 2025-05-31 Relisted — CRMLS
• 2025-04-16 Relisted — CRMLS
• 2025-03-01 Listed $279,000 CRMLS
• 2025-02-27 Coming Soon — CRMLS
• 2020-11-06 Sold (MLS) $120,000 CRMLS
• 2020-10-24 Pending — CRMLS
• 2020-10-11 Contingent — CRMLS
• 2020-09-02 Relisted — CRMLS
• 2020-06-25 Listed $139,000 CRMLS
• 2020-06-11 Coming Soon $139,000 CRMLS
• 2000-10-12 Sold (MLS) $65,000 CRMLS
• 2000-08-14 Listed $69,900 CRMLS

Property tax history

-1.7%/yr

Latest (2025): $93 · +2.4% YoY. Source: county tax records.