30802 Coast Unit D12 · Laguna Beach, CA 92651

$850,000

2 bd · 2.0 ba · 1,391 sqft · Manufactured · 36 Days on market

Built 2016 $611/sqft · 60% above area

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Why this score? — see what drove the C 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 +19.6/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Nestled in the sought-after ocean view community of Laguna Terrace in South Laguna Beach, this beautifully maintained 2-bedroom, 2-bath home offers a unique opportunity to enjoy the Laguna Beach lifestyle at a fraction of the cost of traditional coastal ownership. Located just across Coast Highway from the world-renowned Montage Laguna Beach and moments from stunning beaches, dining, and shopping, this home combines relaxed coastal living with exceptional value. Inside, the light-filled open-concept layout seamlessly connects the living room, dining area, and kitchen—perfectly positioned to capture breathtaking ocean views. High ceilings and abundant natural light create an airy, invi

Key facts

• Outdoor shower
• Expansive deck
• 2 parking spots

Tags

• EXPANSIVE DECK
• OUTDOOR SHOWER
• RETRACTABLE OUTSIDE AWNINGS
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Mobile home remains on site; Assessor/public records used for lot and year-built info; One shed on property
• Financial info: Land lease: $6,100 per month (park)
• HOA & community: Located in Laguna Terrace Mobile Park; Park manager approval required; Pet policy with breed restrictions; Suburban community

Exterior

• Parking: Assigned on-site parking; Concrete driveway; Carport (2 spaces); Additional parking space(s)
• Utilities: Standard electric; Natural gas connected; Public/district water; Public sewer; Electricity connected; Sewer connected
• Home design: Mobile home (model: SUNRID PREM); Single-story; Entry on side
• Construction: Pier jacks foundation; Mobile home dimensions approx. 26' x 56'; Turnkey condition
• Exterior features: Wrap-around deck/porch; Deck; Awning; Patio; In-ground, fenced, community heated pool; Shed; Partial vinyl fencing; Has view

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Gas cooktop; Gas oven; Microwave; Refrigerator; Dishwasher; Vented exhaust fan
• Bedrooms: All bedrooms on main floor; Main-floor primary bedroom; Walk-in closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Double sinks in primary bath; Separate tub and shower; Jetted tub; Bathtub; Shower; Shower-in-tub; Exhaust fan(s); Linen closet/storage
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Built-in shelving/cabinetry; High (9+ ft) ceilings; Ceiling fan; Living room deck attached; Recessed lighting; Open floor plan; Sliding glass doors; Skylights; Window blinds; One-level living; In-ground, community heated spa
• Laundry & utility: Inside laundry in dedicated room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $850k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $850k).
• Recommended offer: $824k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 0.7% in Laguna 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 68/100 on livability (#276 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A; Watch: commute D+, amenities F, cost of living F.
• Laguna Beach Unified (suburban): math 25% / reading 25% proficiency, ranked #343 of 517 in CA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: El Morro Elementary (416 students, 23% FRL); Thurston Middle (537 students, 21% FRL).
• Market conditions: Rents soft (-0.2%/yr); 221 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).

Forward outlook

• In year one you build about $59k of equity ($6k loan paydown + $53k appreciation (6.2% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 0.0% rent growth), your $238k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $824,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $532,802
• List price: $850,000
• Delta: 59.53%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30802 Coast Unit L4	0.00mi	3/2.0 (+1)	1,344 (-3%)	7mo	$110,000	$82	84
30802 Coast Unit L3	0.00mi	2/2.0	1,248 (-10%)	3mo	$377,000	$302	80
30802 Pacific Coast Hwy, A0 Unit A0	0.00mi	3/2.0 (+1)	1,500 (+8%)	2mo	$683,000	$455	80
30802 Coast Unit K41	0.00mi	3/2.0 (+1)	1,536 (+10%)	1mo	$490,000	$319	77
30802 Coast Unit M1	0.00mi	2/2.0	1,242 (-11%)	10mo	$505,000	$407	74
30802 S Coast Hwy Unit K6	0.00mi	3/2.0 (+1)	1,344 (-3%)	20mo	$499,900	$372	72
30802 Coast Hwy Unit A8	0.00mi	2/2.5	1,200 (-14%)	11mo	$1,025,000	$854	66
30802 S Coast Hwy Unit K44	0.00mi	3/1.5 (+1)	1,560 (+12%)	9mo	$605,000	$388	65

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

Projected returns pro-forma

6.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.21×
• Total profit: $287,737
• Equity at exit: $544,645

10-year hold

• IRR: 16.6%
• Equity multiple: 4.17×
• Total profit: $753,330
• Equity at exit: $996,701

Cash invested: $238,000 (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 92651

• Home prices YoY: 1.6%
• Rents YoY: -0.2%
• Active inventory: 221
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $8,670 high
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,750/yr
• Insurance: −$354
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,821
• Net cashflow: $909

Break-even live

Break-even rent $7,520

Max offer price $850,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,496	-5% $1,202	+0% $909	+5% $615	+10% $321
Rent	-10% $224	-5% $566	+0% $909	+5% $1,251	+10% $1,594
Rate	-1.0pp $1,337	-0.5pp $1,125	base $909	+0.5pp $688	+1.0pp $464

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2966 Terry Rd Laguna Beach, CA	3.0	2.0	1650	$9,850	$5.97	18d	1	0.25mi
2915 Rounsevel Ter Laguna Beach, CA	3.0	2.0	1300	$10,000	$7.69	44d	1	0.25mi
22 Blue Lagoon Laguna Beach, CA	3.0	3.5	1775	$10,500	$5.92	19d	1	0.28mi
20 Blue Lagoon Laguna Beach, CA	3.0	3.0	1792	$9,000	$5.02	25d	1	0.28mi
51 Blue Lagoon Laguna Beach, CA	3.0	3.0	1792	$15,000	$8.37	25d	1	0.33mi
102 Blue Lagoon Laguna Beach, CA	3.0	3.0	1700	$15,000	$8.82	7d	1	0.37mi
81 Blue Lagoon Laguna Beach, CA	3.0	3.0	1700	$11,000	$6.47	44d	1	0.38mi
2740 Highland Way Laguna Beach, CA	3.0	2.5	1867	$8,500	$4.55	44d	1	0.40mi
2859 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	44d	1	0.40mi
2857 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	44d	1	0.40mi
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	44d	1	0.40mi
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	25d	1	0.40mi
21702 Ocean Vista Dr Unit B Laguna Beach, CA	2.0	1.0	1000	$7,500	$7.50	25d	1	0.44mi
21722 Ocean Vista Dr Unit D Laguna Beach, CA	2.0	1.0	1000	$5,200	$5.20	8d	1	0.46mi
151 Rockledge Ter Laguna Beach, CA	2.0	2.0	1267	$12,000	$9.47	44d	1	0.55mi
31032 Aliso Cir Laguna Beach, CA	2.0	2.0	1560	$8,500	$5.45	44d	1	0.56mi
915 Miramar St Laguna Beach, CA	3.0	2.0	1260	$6,995	$5.55	18d	1	0.64mi
883 Katella St Laguna Beach, CA	3.0	2.5	1760	$10,800	$6.14	44d	1	0.66mi
222 Arch St Unit 3 Laguna Beach, CA	2.0	2.0	1050	$4,500	$4.29	19d	1	0.69mi
989 La Mirada St Laguna Beach, CA	3.0	2.5	1491	$7,800	$5.23	6d	1	0.71mi
989 La Mirada St Laguna Beach, CA	3.0	2.0	1391	$8,900	$6.40	44d	1	0.71mi
2192 Crestview Dr Laguna Beach, CA	3.0	3.0	1622	$14,000	$8.63	44d	1	0.78mi
31191 Monterey St Laguna Beach, CA	2.0	1.5	1100	$8,500	$7.73	44d	1	0.78mi
240 Moss St #4 Laguna Beach, CA	2.0	2.0	1169	$8,000	$6.84	44d	1	0.82mi
191 Ruby St Laguna Beach, CA	3.0	2.0	1600	$9,500	$5.94	44d	1	0.87mi
161 Ruby St Laguna Beach, CA	3.0	2.0	1463	$9,750	$6.66	44d	1	0.87mi
2007 S Coast Hwy Unit Unite Laguna Beach, CA	1.0	1.0	877	$4,000	$4.56	44d	1	0.93mi
1360 Baja St Laguna Beach, CA	1.0	1.0	900	$3,100	$3.44	44d	1	1.02mi
1855 Glenneyre St Laguna Beach, CA	3.0	3.0	1680	$8,950	$5.33	44d	1	1.02mi
31423 COAST Hwy Laguna Beach, OS	2.0	2.0	1100	$7,000	$6.36	44d	1	1.04mi
640 Pearl St Laguna Beach, CA	2.0	2.0	1600	$11,850	$7.41	13d	1	1.06mi
156 Pearl St Laguna Beach, CA	3.0	2.0	1600	$15,000	$9.38	19d	1	1.08mi
154 Pearl St Laguna Beach, CA	3.0	3.0	1600	$13,500	$8.44	44d	1	1.09mi
1625 Catalina St Laguna Beach, CA	2.0	2.0	1500	$7,200	$4.80	8d	1	1.16mi
31494 West St Laguna Beach, CA	2.0	1.0	1100	$3,650	$3.32	19d	1	1.17mi
31494 West St Unit B Laguna Beach, CA	2.0	1.0	1120	$3,650	$3.26	25d	1	1.17mi
592 Bluebird Canyon Dr Laguna Beach, CA	3.0	4.0	1700	$11,500	$6.76	44d	1	1.18mi
1585 S Coast Hwy #32 Laguna Beach, CA	2.0	2.0	1155	$9,500	$8.23	25d	1	1.21mi
1585 S Coast Hwy #24 Laguna Beach, CA	3.0	2.0	1650	$15,000	$9.09	25d	1	1.21mi
31561 Table Rock Dr #105 Laguna Beach, CA	2.0	2.5	1236	$14,900	$12.06	25d	1	1.29mi

Listing history 19 events

1. 2026-06-18
   days on market $850,000 Active 36 DOM
2. 2026-06-17
   days on market $850,000 Active 35 DOM
3. 2026-06-16
   days on market $850,000 Active 34 DOM
4. 2026-06-15
   days on market $850,000 Active 33 DOM
5. 2026-06-13
   days on market $850,000 Active 31 DOM
6. 2026-06-13
   days on market $850,000 Active 30 DOM
7. 2026-06-09
   days on market $850,000 Active 27 DOM
8. 2026-06-08
   days on market $850,000 Active 26 DOM
9. 2026-06-07
   days on market $850,000 Active 25 DOM
10. 2026-06-04
    days on market $850,000 Active 22 DOM
11. 2026-06-03
    days on market $850,000 Active 21 DOM
12. 2026-06-02
    days on market $850,000 Active 20 DOM
13. 2026-06-01
    days on market $850,000 Active 19 DOM
14. 2026-05-31
    days on market $850,000 Active 18 DOM
15. 2026-05-13
    listed $850,000 Active 1746-char remark
16. 2011-04-22
    historical
17. 2011-04-13
    status Active
18. 2011-04-01
    historical Hold
19. 2011-03-24
    listed $25,000 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 8/10 Severe FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $104,041
• − Mortgage interest: −$47,613
• − Property taxes: −$12,750
• − Insurance: −$5,048
• − Repairs & maintenance: −$8,323
• − Management: −$8,323
• − Depreciation: −$24,727
• Taxable loss: −$2,744
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $11,563/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: Laguna Beach Unified
• NCES district ID: 0620370
• Math proficiency: 25% ▼ -53.00%
• Reading proficiency: 25% ▼ -58.00%
• Median HH income: $92,428
• Composite: 26.12/100
• National rank: #7282
• State rank: #343 of 517 in CA

Livability — Laguna Beach

• Score: 68/100
• State rank: #276
• US rank: #9291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Beach, CA
• County: Orange County · 3,096,323 people
• City population: 23,557
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 23,557
• Household income: $146,604
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1265.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% German/W. Germanic 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: ▲ 6.19%
• Current HPI: 397.9008
• Rent YoY: ▼ -0.21%
• 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

+3300.0% since first listed

5 events — show timeline

• 2026-05-13 Listed $850,000 CRMLS
• 2011-04-22 Listing Removed — CRMLS
• 2011-04-13 Relisted — CRMLS
• 2011-04-01 Delisted — CRMLS
• 2011-03-24 Listed $25,000 CRMLS

Property tax history

-3.2%/yr

Latest (2025): $987 · +0.0% YoY. Source: county tax records.