19350 Ward St #82 · Huntington Beach, CA 92646

$229,000

2 bd · 2.0 ba · 1,420 sqft · Manufactured · 61 Days on market

Built 2001 Est $175k · 31% over ↓ 4% 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
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2 bedroom plus den, 2 bathroom home offering comfort, space, and great natural light throughout. The inviting living room features vaulted ceilings, large bay windows, and rich wood flooring, creating a warm and open feel. Adjacent dining area flows into a bright kitchen with ample cabinet space and a functional layout. The spacious primary suite includes dual sinks, generous storage, and a relaxing soaking tub. The second bedroom is well-sized and ideal for guests, office space, or hobbies. Outside, enjoy excellent curb appeal with mature landscaping, brick accents, and a covered carport providing convenient parking. This home combines classic charm with a clean, wel

Key facts

• Large bay windows
• Rich wood flooring
• Natural light

Tags

• NATURAL LIGHT
• VAULTED CEILINGS
• LARGE BAY WINDOWS
• RICH WOOD FLOORING
• AMPLE CABINET SPACE
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Estimated living area
• Financial info: Monthly land lease of $2,095 paid to the park
• HOA & community: Senior community; Manager approval required

Exterior

• Parking: Located in Mariners Point park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home model 24-1939; Mobile remains on site
• Construction: 24 ft by 60 ft (manufactured home dimensions); Year built recorded by builder
• Exterior features: Community pool; Suburban neighborhood setting

Interior

• Bedrooms: Single-level home
• Bathrooms: 2 full bathrooms
• Interior features: Entry on main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 19 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 36% 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 $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 + 1.2% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.72% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.63%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $174,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19350 Ward St #8	0.00mi	2/2.0	1,344 (-5%)	15mo	$165,000	$123	79
19350 Ward St #57	0.00mi	3/2.0 (+1)	1,548 (+9%)	6mo	$319,500	$206	75
19350 ward #37	0.08mi	3/2.0 (+1)	1,500 (+6%)	14mo	$284,000	$189	70
19361 Brookhurst St #34	0.60mi	2/2.0	1,404 (-1%)	11mo	$156,000	$111	61
19361 Brookhurst #101	0.67mi	3/2.0 (+1)	1,440 (+1%)	4mo	$208,000	$144	58
19251 Brookhurst St #95	0.71mi	2/2.0	1,440 (+1%)	11mo	$103,000	$72	55
19251 Brookhurst St #22	0.68mi	3/2.0 (+1)	1,344 (-5%)	3mo	$172,000	$128	52
19361 Brookhurst St #120	0.67mi	2/2.0	1,500 (+6%)	11mo	$138,000	$92	50
19361 Brookhurst St #192	0.67mi	2/2.0	1,440 (+1%)	20mo	$199,000	$138	50
19361 Brookhurst St #26	0.60mi	2/2.0	1,500 (+6%)	18mo	$170,000	$113	47
19361 Brookhurst St #51	0.67mi	3/2.0 (+1)	1,536 (+8%)	12mo	$161,000	$105	40
19251 Brookhurst St #71	0.72mi	2/2.0	1,608 (+13%)	10mo	$125,000	$78	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.83×
• Total profit: $53,360
• Equity at exit: $34,145

10-year hold

• IRR: 27.8%
• Equity multiple: 3.25×
• Total profit: $144,408
• Equity at exit: $19,800

Cash invested: $64,120 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,939 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $1,530

Break-even live

Break-even rent $2,003

Max offer price $229,000

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10107 Holburn Dr Huntington Beach, CA	3.0	1.5	1122	$3,500	$3.12	1d	1	0.59mi
19822 Brookhurst St Huntington Beach, CA	1.0–2.0	1.0	912	$3,200	$3.51	1d	1	0.63mi
10172 Ascot Cir Huntington Beach, CA	3.0	1.5	1122	$4,500	$4.01	1d	1	0.67mi
19775 Cambridge Ln Huntington Beach, CA	3.0	2.5	1122	$3,495	$3.11	1d	1	0.75mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	2d	1	0.79mi
9727 Adams Ave Huntington Beach, CA	3.0	2.5	1122	$3,300	$2.94	1d	1	0.96mi
1803 Iowa St Costa Mesa, CA	3.0	2.0	1550	$4,300	$2.77	21d	1	0.98mi
9552 Bickley Dr #7 Huntington Beach, CA	3.0	1.5	1100	$3,500	$3.18	1d	1	1.01mi
9582 Pettswood Dr Huntington Beach, CA	3.0	1.5	1178	$3,700	$3.14	19d	1	1.02mi
9582 Pettswood Dr Huntington Beach, CA	3.0	1.5	1174	$3,700	$3.15	17d	1	1.02mi
2850 Tabago Pl Costa Mesa, CA	3.0	2.0	1608	$6,700	$4.17	3d	1	1.08mi
2775 Mesa Verde Dr E Costa Mesa, CA	3.0	1.0–2.0	968	$3,687	$3.81	2d	73	1.16mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	1.21mi
9891 Hot Springs Dr Huntington Beach, CA	3.0	2.0	1494	$7,000	$4.69	1d	1	1.22mi
1662 Iowa St Costa Mesa, CA	3.0	2.0	1770	$4,700	$2.66	44d	1	1.28mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	1.41mi
1552 Elm Ave Apt B Costa Mesa, CA	2.0	1.5	900	$2,600	$2.89	3d	1	1.42mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	1d	1	1.46mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $229,000 Active 61 DOM
2. 2026-06-17
   days on market $229,000 Active 60 DOM
3. 2026-06-16
   days on market $229,000 Active 59 DOM
4. 2026-06-15
   days on market $229,000 Active 58 DOM
5. 2026-06-13
   days on market $229,000 Active 56 DOM
6. 2026-06-13
   days on market $229,000 Active 55 DOM
7. 2026-06-09
   days on market $229,000 Active 52 DOM
8. 2026-06-08
   days on market $229,000 Active 51 DOM
9. 2026-06-07
   days on market $229,000 Active 50 DOM
10. 2026-06-04
    days on market $229,000 Active 47 DOM
11. 2026-06-03
    days on market $229,000 Active 46 DOM
12. 2026-06-02
    days on market $229,000 Active 45 DOM
13. 2026-06-01
    days on market $229,000 Active 44 DOM
14. 2026-05-31
    days on market $229,000 Active 43 DOM
15. 2026-05-14
    price $229,000
16. 2026-04-18
    listed $239,000 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 ≥85°F today · 23 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: $47,273
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,782
• − Management: −$3,782
• − Depreciation: −$6,662
• Taxable income: $15,640
• Est. tax owed @ 24.0%: −$3,754
• After-tax cash flow: $14,601/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

-4.2% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $229,000 CRMLS
• 2026-04-18 Listed $239,000 CRMLS

Property tax history

-4.1%/yr

Latest (2025): $277 · -0.4% YoY. Source: county tax records.