21752 Pacific Coast Hwy Unit 16A · Huntington Beach, CA 92646

$297,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 57 Days on market

Built 2014 11 ac lot ↓ 9% 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 +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OCEAN AND CATALINA ISLAND VIEWS from this very affordable three bedroom home across the street from the beach! This turnkey home with designer finishes is located in Cabrillo Beachfront Village and offers a perfect location with the beach and downtown Huntingon Beach just a stroll away. A large great room welcomes you as you enter into the light and bright spacious living area with high ceilings, numerous windows, an open spacious kitchen with stainless appliances, quartz countertops & custom cabinets. The living area offers space for relaxing and dining. Down the hall is the generous sized primary suite bedroom with walk in closet with custom built-ins, and updated bathroom. There a

Key facts

• Quartz countertops
• Stainless appliances
• Beachfront village

Tags

• CATALINA ISLAND VIEWS
• BEACHFRONT VILLAGE
• LARGE GREAT ROOM
• OPEN SPACIOUS KITCHEN
• STAINLESS APPLIANCES
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Access via paved city streets; Storm drains in community
• Financial info: Land lease (monthly) — rent includes trash, pool, water, and sewer; Park name: Cabrillo; Manager approval required
• HOA & community: Community amenities include water, sewer, trash service, clubhouse, gym/exercise room, and multipurpose recreational room; Community pool (in-ground, filtered, heated)

Exterior

• Parking: Attached carport (2 spaces)
• Security: Security system; Smoke detector
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected; Cable available; 220V in laundry
• Home design: Single-story; Entry at side; Entry level: 1; Faces east; Turnkey condition; Mobile home remains (double wide: 24' x 56'); Built by Fleetwood
• Construction: Wood and stone construction; Pier jacks foundation
• Exterior features: Roof-top patio; Rain gutters; Exterior lighting; One shed; Vinyl and wood fencing; Landscaped lot; Lot-level/flat; Sprinkler system; Wood skirt; Has view; lot is across the road from lake/ocean

Interior

• Kitchen: Built-in range; Gas range; Dishwasher; Garbage disposal; Water heater unit; Stone counters
• Bedrooms: Main floor primary bedroom; Walk-in closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Double sinks in primary bath; Soaking tub; Shower-in-tub; Walk-in shower; Linen closet/storage; Closet in bathroom; Bathtub; Exhaust fan(s); Low-flow toilets; Stone counters
• Heating & cooling: Central cooling; Central furnace; Fireplace
• Interior features: Crown moldings; Built-in cabinetry; High (9'+) ceilings; Cathedral/vaulted ceilings; Ceiling fan; Recessed lighting; Open floor plan; Storage space; Stone counters; Double-pane windows; Skylights; Screens; Roller shields; Smoke detector; Security system; No interior steps (accessible)
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup; 220V in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $297k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $297k).
• Recommended offer: $288k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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-, schools B+; Watch: amenities C-, 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.
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 41% of the median local income ($131k/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 $9k 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 + 1.2% rent growth), your $83k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $288,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 1.51% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.80%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $187,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21851 Newland St #204	0.14mi	3/2.0	1,344 (-0%)	1mo	$95,000	$71	92
21851 Newland #117	0.14mi	3/2.0	1,368 (+1%)	0mo	$239,000	$175	91
21851 Newland #76	0.14mi	3/2.0	1,392 (+3%)	12mo	$95,000	$68	78
21851 Newland St #44	0.05mi	2/2.0 (-1)	1,248 (-8%)	5mo	$115,000	$92	76
21851 Newland St #199	0.14mi	3/2.0	1,392 (+3%)	15mo	$287,900	$207	76
21851 Newland St #8	0.14mi	3/2.0	1,488 (+10%)	3mo	$170,000	$114	74
21851 Newland St #37	0.14mi	3/2.0	1,248 (-8%)	10mo	$155,000	$124	72
21851 Newland St #184	0.14mi	3/2.0	1,512 (+12%)	9mo	$210,000	$139	66
21752 Pacific Coast Hwy #13	0.00mi	3/2.0	1,152 (-15%)	15mo	$270,000	$234	63
80 Huntington #630	0.74mi	3/2.0	1,251 (-7%)	2mo	$295,000	$236	52
80 Huntington St #708	0.75mi	3/2.0	1,550 (+15%)	10mo	$280,000	$181	32
80 Huntington St #646	0.71mi	2/2.0 (-1)	1,152 (-15%)	10mo	$115,000	$100	29

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.69×
• Total profit: $57,669
• Equity at exit: $44,284

10-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $164,865
• Equity at exit: $25,679

Cash invested: $83,160 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,472 high
• Mortgage (P&I): −$1,558
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $1,788

Break-even live

Break-even rent $2,209

Max offer price $297,000

Occupancy floor 55%

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	16d	1	0.12mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	2d	1	0.39mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	1d	1	0.42mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	10d	1	0.43mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	1d	12	0.50mi
7961 Southwind Cir Huntington Beach, CA	3.0	2.5	1664	$6,195	$3.72	1d	1	0.68mi
7866 Southwind Cir Huntington Beach, CA	3.0	2.0	1787	$5,000	$2.80	1d	1	0.70mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	1d	9	0.71mi
7832 Seaglen Dr Huntington Beach, CA	3.0	2.5	1700	$8,000	$4.71	1d	1	0.74mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	1d	1	0.75mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	1d	3	0.81mi
20966 Seacoast Cir Huntington Beach, CA	3.0	2.5	1685	$4,300	$2.55	7d	1	0.81mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	1d	1	0.83mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$8,055	$7.08	1d	28	0.95mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	1d	1	0.99mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	5d	1	1.05mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	1d	1	1.07mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	18d	1	1.08mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	1d	1	1.12mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	10d	1	1.12mi
9352 Mokihana Dr Huntington Beach, CA	4.0	2.5	1860	$5,300	$2.85	1d	1	1.13mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	1d	1	1.13mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	1d	1	1.14mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	15d	2	1.16mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	1d	2	1.16mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	19d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	19d	1	1.22mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	18d	1	1.22mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	1d	1	1.23mi
414 Main St #210 Huntington Beach, CA	2.0	2.5	1530	$6,500	$4.25	22d	1	1.23mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	1d	1	1.36mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	17d	1	1.36mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	1d	1	1.38mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	15d	1	1.39mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	1.43mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	1d	1	1.43mi
9272 Sunridge Dr Huntington Beach, CA	4.0	2.0	1684	$6,000	$3.56	1d	1	1.45mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	1d	1	1.45mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$9,500	$8.72	1d	4	1.47mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	1d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $297,000 Active 57 DOM
2. 2026-06-17
   days on market $297,000 Active 56 DOM
3. 2026-06-16
   days on market $297,000 Active 55 DOM
4. 2026-06-15
   days on market $297,000 Active 54 DOM
5. 2026-06-13
   days on market $297,000 Active 52 DOM
6. 2026-06-13
   days on market $297,000 Active 51 DOM
7. 2026-06-09
   days on market $297,000 Active 48 DOM
8. 2026-06-08
   days on market $297,000 Active 47 DOM
9. 2026-06-07
   days on market $297,000 Active 46 DOM
10. 2026-06-04
    days on market $297,000 Active 43 DOM
11. 2026-06-03
    days on market $297,000 Active 42 DOM
12. 2026-06-02
    days on market $297,000 Active 41 DOM
13. 2026-06-01
    days on market $297,000 Active 40 DOM
14. 2026-05-31
    days on market $297,000 Active 39 DOM
15. 2026-05-13
    price $297,000
16. 2026-04-22
    listed $325,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $765 · $64/mo
• Projected year-2 tax: $2,257 · $188/mo
• Expected delta: +$1,492/yr (+$124/mo · 195.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 84% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 24 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: $53,665
• − Mortgage interest: −$16,637
• − Property taxes: −$765
• − Insurance: −$1,485
• − Repairs & maintenance: −$4,293
• − Management: −$4,293
• − Depreciation: −$8,640
• Taxable income: $17,552
• Est. tax owed @ 24.0%: −$4,212
• After-tax cash flow: $17,243/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 — 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): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% Chinese 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

-8.6% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $297,000 CRMLS
• 2026-04-22 Listed $325,000 CRMLS

Property tax history

-2.6%/yr

Latest (2025): $765 · -0.3% YoY. Source: county tax records.