137 Sumac Ln · Fountain Valley, CA 92708

$235,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 28 Days on market

Built 1983 Est $160k · 47% over

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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
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 3 Bedroom, 2 Bath manufactured home offers approximately 1,344 sq. ft. of comfortable living space with modern upgrades and functional design throughout. The open concept floor plan features premium vinyl flooring throughout the home, creating a cohesive and low-maintenance living environment. The spacious living room includes an electric fireplace, recessed can lighting, and Alexa compatible smart switches for added convenience and modern living. The kitchen is designed with quartz countertops, ample cabinet space, and includes all appliances with the sale, including the refrigerator, washer, and dryer. The adjoining dining area provides an ideal setup for everyday liv

Key facts

• Quartz countertops
• Ample cabinet space
• Electric fireplace

Tags

• OPEN CONCEPT FLOOR PLAN
• PREMIUM VINYL FLOORING
• ELECTRIC FIREPLACE
• RECESSED CAN LIGHTING
• QUARTZ COUNTERTOPS
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Park name: Fountain Valley Estates; Paved road access; Directions: corner of Talbert & Bushard
• Financial info: Land lease of $2,700 per month (park-provided)
• HOA & community: Fountain Valley Estates park; Community features include dog park and street lighting; Manager approval required; Pets: contact manager

Exterior

• Parking: Carport parking (3 spaces)
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Standard electric service; Natural gas connected; Sewer connected (public sewer); Water connected (private); Cable available
• Home design: Single-story mobile home (Del Mar model); One level; Entry level 1
• Construction: Vinyl exterior; Shingle roof; Pier jacks foundation; Mobile home remains on site; Mobile width 24 ft, length 56 ft; Year built information from public records
• Exterior features: Covered front porch; Porch; Community pool; Garden; 2 sheds; Vinyl fencing

Interior

• Kitchen: Convection oven; Garbage disposal; Microwave; Refrigerator; Free-standing range; Range/stove hood; Gas range; Dishwasher; Utility sink; Quartz counters
• Bedrooms: Primary bedroom (main level)
• Flooring: Vinyl flooring
• Bathrooms: Double sinks in primary bath; Walk-in shower; Shower in tub; Bathtub; Shower; 2 full bathrooms
• Heating & cooling: Central furnace (heating)
• Interior features: Quartz counters; Unfurnished; Ceiling fan; Open floor plan; Carbon monoxide and smoke detectors; In-ground spa; Side door entry
• Laundry & utility: Washer included; Dryer included; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.0% in Fountain Valley — 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 64/100 on livability (#403 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B; Watch: commute F, 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.
• Zoned schools: Fountain Valley High (math 80% / reading 94%, grade A, #21 of 1,170 statewide, top 2%, 3,180 students, 49% FRL).
• Zoned-school proficiency averages 87% at this address vs 74% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Huntington Beach Union High average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 57 active listings in the ZIP; 35 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 43% of the median local income ($115k/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 + 3.1% rent growth), your $66k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,475 (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. 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?
3. 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.
4. 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.
5. 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: 1.74% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.38%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Road Runner	0.07mi	3/2.0	1,344 (0%)	3mo	$87,000	$65	94
101 Myna Ln	0.19mi	2/2.0 (-1)	1,334 (-1%)	8mo	$159,000	$119	78
130 Sumac Ln	0.03mi	3/2.0	1,240 (-8%)	9mo	$148,000	$119	78
310 Magpie	0.23mi	3/2.0	1,440 (+7%)	2mo	$195,000	$135	75
203 Parrot Ln	0.14mi	3/2.0	1,440 (+7%)	8mo	$170,000	$118	75
124 Sumac Ln	0.05mi	4/2.0 (+1)	1,419 (+6%)	11mo	$176,000	$124	74
209 Road Runner	0.08mi	3/2.0	1,512 (+12%)	2mo	$165,000	$109	74
108 Pigeon Ln	0.15mi	3/2.0	1,512 (+12%)	5mo	$170,000	$112	68
411 Gold Finch Ln	0.28mi	3/2.0	1,506 (+12%)	1mo	$240,000	$159	66
715 Catalpa Ln	0.33mi	2/2.0 (-1)	1,440 (+7%)	6mo	$125,000	$87	63
907 Ironwood	0.40mi	3/2.0	1,200 (-11%)	2mo	$235,000	$196	62
302 Magpie Ln	0.23mi	3/2.0	1,520 (+13%)	14mo	$265,000	$174	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $65,068
• Equity at exit: $35,039

10-year hold

• IRR: 31.9%
• Equity multiple: 3.90×
• Total profit: $191,049
• Equity at exit: $20,319

Cash invested: $65,800 (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 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,095 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $1,611

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 56%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.25mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.29mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	0.32mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.47mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.48mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	0.74mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	1d	10	0.77mi
18091 Newland St Huntington Beach, CA	4.0	2.0	1200	$5,950	$4.96	1d	1	0.84mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	0.93mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	1.00mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	1.00mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	1.01mi
17375 Brookhurst St Fountain Valley, CA	1.0–2.0	1.0	860	$2,720	$3.16	1d	5	1.01mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	1d	1	1.05mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	25d	1	1.08mi
8402 Slater Ave Huntington Beach, CA	2.0	1.0	900	$3,200	$3.56	1d	1	1.11mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	1.19mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	2d	1	1.22mi
9440 Clover Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	863	$2,718	$3.15	1d	4	1.23mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.23mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	1d	1	1.26mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	1d	1	1.33mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	1d	23	1.33mi
18671 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	3d	1	1.34mi
18661 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	15d	1	1.34mi
8945 Riverbend Dr Huntington Beach, CA	1.0–2.0	1.0–2.0	772	$3,574	$4.63	1d	3	1.34mi
7881 Beachpoint Cir Unit BD19 Huntington Beach, CA	2.0	2.0	1006	$3,225	$3.21	14d	1	1.35mi
17610 Cameron Ln Unit H Huntington Beach, CA	2.0	2.5	1020	$2,700	$2.65	1d	1	1.37mi
8072 Constantine Dr Unit A Huntington Beach, CA	3.0	2.0	1200	$3,295	$2.75	15d	1	1.42mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	24d	1	1.42mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	10d	1	1.44mi
7891 Ellis Ave Huntington Beach, CA	2.0	1.0	1000	$2,800	$2.80	1d	1	1.44mi
10244 Warner Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	861	$3,279	$3.81	1d	22	1.45mi
7901 Newman Ave Apt C Huntington Beach, CA	2.0	2.0	900	$2,425	$2.69	1d	1	1.47mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,969	$3.13	1d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $235,000 Active 28 DOM
2. 2026-06-17
   days on market $235,000 Active 27 DOM
3. 2026-06-16
   days on market $235,000 Active 26 DOM
4. 2026-06-15
   days on market $235,000 Active 25 DOM
5. 2026-06-13
   days on market $235,000 Active 23 DOM
6. 2026-06-13
   days on market $235,000 Active 22 DOM
7. 2026-06-09
   days on market $235,000 Active 19 DOM
8. 2026-06-08
   days on market $235,000 Active 18 DOM
9. 2026-06-07
   days on market $235,000 Active 17 DOM
10. 2026-06-04
    days on market $235,000 Active 14 DOM
11. 2026-06-03
    days on market $235,000 Active 13 DOM
12. 2026-06-02
    days on market $235,000 Active 12 DOM
13. 2026-06-01
    days on market $235,000 Active 11 DOM
14. 2026-05-31
    days on market $235,000 Active 10 DOM
15. 2026-05-21
    listed $235,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,136
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,931
• − Management: −$3,931
• − Depreciation: −$6,836
• Taxable income: $16,574
• Est. tax owed @ 24.0%: −$3,978
• After-tax cash flow: $15,351/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 — Fountain Valley

• Score: 64/100
• State rank: #403
• US rank: #13744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Valley, CA
• County: Orange County · 3,096,323 people
• City population: 56,258
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,258
• Household income: $115,237
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1924.0

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 0.69)
• Race & ethnicity: White 38% Asian 37% Hispanic / Latino 17% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, China
• Languages at home: 54% English-only · Vietnamese 22% Spanish 10% Arabic 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: ▼ -928.61%
• Current HPI: 462.4337
• Rent YoY: ▲ 3.12%
• 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

• 2026-05-21 Listed $235,000 CRMLS

Property tax history

-6.9%/yr

Latest (2025): $91 · -0.4% YoY. Source: county tax records.