16222 Monterey · Huntington Beach, CA 92649

$130,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily · 44 Days on market

Built 1980 1,440 sqft lot ↓ 53% 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
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!!! A beautiful home in a gated community next to Huntington Harbor. This 3 bedroom 2 bath home is approx. 1,600 SqFt with all the upgrades you are looking for. Sitting on a large corner lot just across the from the main clubhouse and guest parking. Beautiful brick patio leads up to an inviting front porch. Step inside and I promise you will be impressed. 9 foot tall ceilings with crown molding and a recessed tray ceiling. Granite counter tops, SS Farmhouse Sink, large dining room, breakfast nook, BIG master bedroom with plenty of room for kingsize bed, jacuzzi tub, tile shower, large walk-in closet, walk-in pantry in kitchen, Tons more features and amenities. Not to mention this is the most desirable manufactured home community in Orange County.

Key facts

• 1,440 sq ft lot
• Community pool
• Built 1980

Property features AI

Finance

• Other: Total # of units: 1; Property is not an ADU; Lot features: 0–1 unit/acre; Lot size source: seller; Living area source: seller; Parcel number provided
• Financial info: Land lease: $2,100 monthly
• HOA & community: Senior community; Community features: gutters, hiking

Exterior

• Parking: Concrete driveway; Covered parking
• Security: Gated community with attendant; 24-hour security
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (private water source); Public sewer / sewer connected; Telephone available in street; Cable available
• Home design: Manufactured house; Planned development; Single-story; Entry level 1; No common walls
• Construction: Concrete construction materials; Pillar/post/pier foundation; Seller indicates year built
• Exterior features: Concrete patio; Porch; Community pool; In-ground community/private heated spa; Has patio

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher; Quartz counters; Family kitchen with eating area; Dining ell; Formal dining room; Dining area in kitchen
• Bedrooms: Primary bedroom on main floor
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Shower in tub; Bathtub; Closet in bathroom
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: High ceilings (9 feet+); One level layout; Main level primary bedroom; All bedrooms on main floor; Two main-level bedrooms; Two main-level bathrooms; 2+ access exits; Repairs cosmetic
• Laundry & utility: Laundry inside the home; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

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 $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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-; Watch: amenities C-, cost of living F, health & safety F.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marine View Middle (568 students, 47% FRL).
• Market conditions: Rents rising (+2.2%/yr); 83 active listings in the ZIP; 33 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 ($123k/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 $899 of loan paydown is wiped out by about $4k 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 + 2.2% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.99% ✓
• Cap rate: 26.37%
• Cash-on-cash: 71.71%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $1,490,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16222 Monterey	0.01mi	3/2.0 (+1)	1,600 (+11%)	3mo	$399,000	$249	74
4652 Prelude	0.37mi	3/2.0 (+1)	1,232 (-14%)	3mo	$1,327,000	$1,077	51
4771 Kaui Dr	0.47mi	3/2.0 (+1)	1,232 (-14%)	14mo	$1,275,000	$1,035	37
4922 Scenario Drive Dr	0.64mi	3/2.0 (+1)	1,232 (-14%)	8mo	$1,180,000	$958	35
4691 Scenario Dr	0.39mi	3/2.0 (+1)	1,232 (-14%)	24mo	$1,270,000	$1,031	33
4782 Scenario Dr	0.49mi	3/2.0 (+1)	1,232 (-14%)	21mo	$1,320,000	$1,071	30

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 4.14×
• Total profit: $114,312
• Equity at exit: $19,383

10-year hold

• IRR: 74.2%
• Equity multiple: 8.28×
• Total profit: $265,170
• Equity at exit: $11,240

Cash invested: $36,400 (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 92649

• Rents YoY: 2.2%
• Active inventory: 83
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $3,891 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $2,175

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 39%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	2d	1	0.35mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	1d	10	0.43mi
16682 Algonquin St Huntington Beach, CA	2.0	2.0	1000	$2,695	$2.69	18d	1	0.47mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	10d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.55mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	1d	1	0.55mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	15d	1	0.55mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	15d	1	0.55mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.57mi
16701 Lynn Ln Apt C Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	10d	1	0.60mi
4922 Edinger Ave Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	10d	1	0.62mi
4675 Twintree Dr Huntington Beach, CA	2.0	1.5	960	$3,495	$3.64	1d	1	0.66mi
4881 Vista Dr Unit 3 Huntington Beach, CA	2.0	2.0	902	$3,200	$3.55	1d	1	0.67mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.74mi
16862 Lynn Ln Apt E Huntington Beach, CA	2.0	1.0	970	$2,625	$2.71	18d	1	0.76mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	2d	1	0.77mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	1d	1	0.78mi
4701 Warner Ave Huntington Beach, CA	1.0–2.0	1.0	870	$2,895	$3.33	1d	4	0.80mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	15d	1	0.82mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.83mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	1d	1	0.92mi
3382 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	1d	1	0.94mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	0.94mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	1d	1	0.96mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	2d	1	0.96mi
3312 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	3d	1	1.01mi
3299 Tempe Dr Huntington Beach, CA	3.0	3.0	1580	$5,950	$3.77	1d	1	1.03mi
16857 Bayview Dr Unit B Sunset Beach, CA	2.0	1.0	900	$3,450	$3.83	1d	1	1.09mi
17181 S Pacific Ave Sunset Beach, CA	2.0	2.0	1422	$6,000	$4.22	11d	1	1.19mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	1.32mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	1.36mi
2872 Coast Cir #104 Huntington Beach, CA	2.0	2.0	1631	$5,200	$3.19	1d	1	1.39mi
16387 S Pacific Ave Unit 2 Sunset Beach, CA	3.0	2.0	1600	$8,000	$5.00	1d	1	1.44mi

Listing history 13 events

1. 2026-06-02
   days on market $130,000 Active 44 DOM
2. 2026-06-02
   pricedays on marketlisting id $130,000 Active 43 DOM
3. 2026-06-01
   days on market $289,000 Active 3 DOM
4. 2026-05-31
   days on market $289,000 Active 2 DOM
5. 2026-05-13
   price $130,000
6. 2026-05-02
   price $140,000
7. 2026-04-19
   listed $150,000 Active
8. 2026-04-18
   historical $150,000
9. 2026-03-19
   soldstatus $399,000 Closed Sale 760-char remark

   Show marketing remark (760 chars)

   WOW!!! A beautiful home in a gated community next to Huntington Harbor. This 3 bedroom 2 bath home is approx. 1,600 SqFt with all the upgrades you are looking for. Sitting on a large corner lot just across the from the main clubhouse and guest parking. Beautiful brick patio leads up to an inviting front porch. Step inside and I promise you will be impressed. 9 foot tall ceilings with crown molding and a recessed tray ceiling. Granite counter tops, SS Farmhouse Sink, large dining room, breakfast nook, BIG master bedroom with plenty of room for kingsize bed, jacuzzi tub, tile shower, large walk-in closet, walk-in pantry in kitchen, Tons more features and amenities. Not to mention this is the most desirable manufactured home community in Orange County.

10. 2025-12-19
    historical 760-char remark

    Show marketing remark (760 chars)

    WOW!!! A beautiful home in a gated community next to Huntington Harbor. This 3 bedroom 2 bath home is approx. 1,600 SqFt with all the upgrades you are looking for. Sitting on a large corner lot just across the from the main clubhouse and guest parking. Beautiful brick patio leads up to an inviting front porch. Step inside and I promise you will be impressed. 9 foot tall ceilings with crown molding and a recessed tray ceiling. Granite counter tops, SS Farmhouse Sink, large dining room, breakfast nook, BIG master bedroom with plenty of room for kingsize bed, jacuzzi tub, tile shower, large walk-in closet, walk-in pantry in kitchen, Tons more features and amenities. Not to mention this is the most desirable manufactured home community in Orange County.

11. 2025-12-19
    listed $399,900 760-char remark

    Show marketing remark (760 chars)

    WOW!!! A beautiful home in a gated community next to Huntington Harbor. This 3 bedroom 2 bath home is approx. 1,600 SqFt with all the upgrades you are looking for. Sitting on a large corner lot just across the from the main clubhouse and guest parking. Beautiful brick patio leads up to an inviting front porch. Step inside and I promise you will be impressed. 9 foot tall ceilings with crown molding and a recessed tray ceiling. Granite counter tops, SS Farmhouse Sink, large dining room, breakfast nook, BIG master bedroom with plenty of room for kingsize bed, jacuzzi tub, tile shower, large walk-in closet, walk-in pantry in kitchen, Tons more features and amenities. Not to mention this is the most desirable manufactured home community in Orange County.

12. 2006-12-07
    historical
13. 2006-01-16
    listed $275,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,688
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$3,735
• − Management: −$3,735
• − Depreciation: −$3,782
• Taxable income: $25,554
• Est. tax owed @ 24.0%: −$6,133
• After-tax cash flow: $19,970/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 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): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% Vietnamese 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

-52.7% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $130,000 CRMLS
• 2026-05-02 Price Changed $140,000 CRMLS
• 2026-04-19 Listed $150,000 CRMLS
• 2026-04-18 Coming Soon $150,000 CRMLS
• 2026-03-19 Sold (MLS) $399,000 CRMLS
• 2025-12-19 Listed $399,900 CRMLS
• 2025-12-19 Listing Removed — CRMLS
• 2006-12-07 Listing Removed — CRMLS
• 2006-01-16 Listed $275,000 CRMLS