13102 Partridge #15 · Garden Grove, CA 92843

$198,089

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 33 Days on market

Built 1963 8.53 ac lot Est $155k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully fully renovated 3-bedroom, 2-bathroom, plus a bonus room. This mobile home ready for immediate move-in! This stunning home features a completely remodeled kitchen with modern finishes, updated flooring throughout, and fresh exterior paint that adds great curb appeal. The spacious, renovated yard offers the perfect outdoor space for relaxing or entertaining. Every detail has been thoughtfully updated, making this home truly turnkey. A must-see opportunity for buyers looking for comfort, style, and move-in-ready convenience!

Key facts

• Fully renovated
• Remodeled kitchen
• Renovated yard

Tags

• FULLY RENOVATED
• REMODELED KITCHEN
• UPDATED FLOORING
• FRESH EXTERIOR PAINT
• RENOVATED YARD
• OUTDOOR SPACE

Property features AI

Finance

• Other: Located in a managed mobile home park (Thunderbird Mobile Home Park); pet policy: contact management
• HOA & community: Land lease property (land lease amount $2,400)

Exterior

• Parking: Located in Thunderbird Mobile Home Park
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Entry at ground level; Mobile home (22' x 55') — mobile home remains
• Construction: Built (year per public records); Living area per appraiser
• Exterior features: Community pool; Back yard; Street lighting; Storm drains; Sidewalks

Interior

• Kitchen: Microwave; Gas range; Gas oven; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Open floor plan; Storage space; Stone counters; Driveway entry
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $198k).
• Recommended offer: $192k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 1.8% in Garden Grove — 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 66/100 on livability (#343 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: amenities D+, cost of living F, health & safety F.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: James Monroe Elementary (568 students, 65% FRL); Izaak Walton Intermediate (506 students, 89% FRL); Santiago High (math 24% / reading 56%, grade F, #514 of 1,170 statewide, top 44%, 1,927 students, 92% FRL) — zoned schools average 82% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,084/mo this rent would consume 45% of the median local household income ($81k/yr) (locally 1814% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,146 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.10%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $155,100
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13096 Blackbird #82	0.13mi	4/2.0 (+1)	1,100 (0%)	4mo	$270,000	$245	86
13102 Partridge #12	0.00mi	4/2.0 (+1)	998 (-9%)	11mo	$135,000	$135	70
13096 Blackbird St #167	0.14mi	3/2.0	1,185 (+8%)	16mo	$178,200	$150	68
13102 PARTRIDGE St #53	0.00mi	3/2.0	944 (-14%)	13mo	$133,000	$141	66
12560 Haster St #50	0.68mi	3/2.0	1,152 (+5%)	22mo	$186,000	$161	42
12560 Haster St #146	0.68mi	3/2.0	1,203 (+9%)	15mo	$187,000	$155	40
12560 Haster St #149	0.68mi	3/2.0	960 (-13%)	12mo	$55,000	$57	37
12560 Haster St #9	0.65mi	2/1.5 (-1)	1,056 (-4%)	23mo	$110,000	$104	37
12560 Haster St #205	0.68mi	2/2.0 (-1)	960 (-13%)	7mo	$68,000	$71	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.51×
• Total profit: $28,059
• Equity at exit: $29,536

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $102,238
• Equity at exit: $17,127

Cash invested: $55,465 (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 92843

• Active inventory: 30
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,084 high
• Mortgage (P&I): −$1,039
• Tax est. 1.5%: −$248 /mo · $2,971/yr
• Insurance: −$83
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $943

Break-even live

Break-even rent $1,891

Max offer price $198,089

Occupancy floor 64%

Sensitivity live

Price	-10% $1,079	-5% $1,011	+0% $943	+5% $874	+10% $806
Rent	-10% $699	-5% $821	+0% $943	+5% $1,064	+10% $1,186
Rate	-1.0pp $1,042	-0.5pp $993	base $943	+0.5pp $891	+1.0pp $839

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: $49,522
• Closing costs: $5,943
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12777 Garden Grove Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	731	$2,470	$3.38	8d	3	0.14mi
12842 Palm St #6 Garden Grove, CA	2.0	1.0	864	$2,400	$2.78	26d	1	0.32mi
13100 Garden Grove Blvd Garden Grove, CA	2.0	2.0	902	$2,700	$2.99	45d	1	0.37mi
12611 Sungrove Cir Garden Grove, CA	3.0	2.0	1258	$3,350	$2.66	23d	1	0.50mi
12562 Cardinal Ave Unit B Garden Grove, CA	3.0	1.0	1100	$2,800	$2.55	45d	1	0.52mi
12602 Citruswood Ave Garden Grove, CA	3.0	2.0	1000	$6,000	$6.00	0d	1	0.65mi
13061 Lampson Ave Garden Grove, CA	1.0–2.0	1.0–1.5	847	$2,550	$3.01	11d	2	0.75mi
12681 Lewis St Garden Grove, CA	2.0	1.0–2.0	775	$2,722	$3.51	2d	1	0.86mi
12621 Lewis St Garden Grove, CA	2.0	2.0	960	$2,600	$2.71	8d	1	0.87mi
11782 Garden Grove Blvd Unit C Garden Grove, CA	2.0	2.0	850	$2,550	$3.00	45d	1	0.92mi
11655 Trask Ave Unit 3 Garden Grove, CA	2.0	2.0	950	$2,750	$2.89	45d	1	0.95mi
11655 Trask Ave Unit 6 Garden Grove, CA	2.0	2.0	950	$2,800	$2.95	45d	1	0.95mi
3825 W Garden Grove Blvd Orange, CA	1.0–3.0	1.0–2.5	1112	$2,845	$2.56	3d	3	0.98mi
13032 Newhope St Unit B Garden Grove, CA	2.0	2.0	850	$2,400	$2.82	45d	1	1.03mi
12664 Chapman Ave Garden Grove, CA	2.0	2.0	1060	$2,950	$2.78	26d	1	1.04mi
12291 Hampton Ave Garden Grove, CA	3.0	2.0	1146	$4,950	$4.32	14d	1	1.04mi
3630 Westminster Ave Santa Ana, CA	2.0	2.0	997	$2,758	$2.77	45d	1	1.07mi
2111 W 17th St Santa Ana, CA	1.0–2.0	1.0–2.0	756	$2,880	$3.81	0d	7	1.11mi
12162 Jentges Ave Garden Grove, CA	1.0–2.0	1.0	830	$2,645	$3.19	0d	3	1.15mi
1610 N King St Santa Ana, CA	1.0–2.0	1.0–2.0	808	$2,400	$2.97	45d	1	1.15mi
13181 Balboa Ave Garden Grove, CA	3.0	2.0	1000	$3,295	$3.29	45d	1	1.16mi
11791 Comstock Rd Garden Grove, CA	3.0	2.0	1155	$3,950	$3.42	20d	1	1.17mi
1500 N Harbor Blvd Santa Ana, CA	1.0–2.0	1.0–2.0	780	$2,575	$3.30	16d	1	1.21mi
12132 Chapman Ave Garden Grove, CA	2.0	1.5	908	$2,445	$2.69	18d	1	1.21mi
200 City Blvd W Orange, CA	2.0	1.0–2.0	897	$3,272	$3.65	0d	14	1.24mi
1314 N Harbor Blvd Santa Ana, CA	2.0	2.0	884	$2,742	$3.10	14d	4	1.25mi
488 W Summerfield Cir Unit 1 Anaheim, CA	2.0	2.5	1226	$3,495	$2.85	26d	1	1.31mi
332 W Summerfield Cir Anaheim, CA	3.0	2.5	1440	$5,250	$3.65	45d	1	1.31mi
335 W Summerfield Cir Anaheim, CA	2.0	2.5	1478	$3,550	$2.40	45d	1	1.35mi
1313 W Memory Ln Santa Ana, CA	1.0–2.0	1.0–2.0	803	$2,750	$3.42	45d	4	1.43mi
385 S Manchester Ave Orange, CA	2.0	1.0–2.0	903	$4,346	$4.81	0d	27	1.44mi
2170 S Harbor Blvd Anaheim, CA	1.0–2.0	1.0–2.0	756	$3,000	$3.97	13d	4	1.44mi
126 E Wilken Way Unit 6 Anaheim, CA	2.0	1.0	900	$2,995	$3.33	0d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $198,089 Active 33 DOM
2. 2026-06-18
   days on market $198,089 Active 30 DOM
3. 2026-06-17
   days on market $198,089 Active 29 DOM
4. 2026-06-16
   days on market $198,089 Active 28 DOM
5. 2026-06-15
   days on market $198,089 Active 27 DOM
6. 2026-06-13
   days on market $198,089 Active 25 DOM
7. 2026-06-13
   days on market $198,089 Active 24 DOM
8. 2026-06-09
   days on market $198,089 Active 21 DOM
9. 2026-06-08
   days on market $198,089 Active 20 DOM
10. 2026-06-07
    days on market $198,089 Active 19 DOM
11. 2026-06-04
    days on market $198,089 Active 16 DOM
12. 2026-06-03
    days on market $198,089 Active 15 DOM
13. 2026-06-02
    days on market $198,089 Active 14 DOM
14. 2026-06-01
    days on market $198,089 Active 13 DOM
15. 2026-05-31
    days on market $198,089 Active 12 DOM
16. 2026-05-19
    listed $198,089 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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,014
• − Mortgage interest: −$11,096
• − Property taxes: −$2,971
• − Insurance: −$2,493
• − Repairs & maintenance: −$2,961
• − Management: −$2,961
• − Depreciation: −$5,763
• Taxable income: $8,769
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $9,207/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Garden Grove

• Score: 66/100
• State rank: #343
• US rank: #11727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden Grove, CA
• County: Orange County · 3,096,323 people
• City population: 157,355
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,414
• Household income: $81,446
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1814.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% Asian 44% Two or more races 15% White 7% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Foreign-born: 53% · Vietnam, Canada, South Korea
• Languages at home: 20% English-only · Spanish 39% Vietnamese 36% Korean 1%

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: ▼ -826.28%
• Current HPI: 496.9803
• Rent YoY: —
• 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

• 2026-05-19 Listed $198,089 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $57 · +0.4% YoY. Source: county tax records.