2191 Harbor Blvd #7 · Costa Mesa, CA 92627

$120,000

2 bd · 2.0 ba · 825 sqft · Manufactured · 156 Days on market

Manufactured home Built 1989 Average condition 4.19 ac lot $145/sqft · 17% below area Est $145k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.3

Listing remarks MLS

Make this double wide spacious 2 bedroom, 2 bath mobile home your next home in the Trade Wind Mobile home park community, with vaulted ceilings. Includes 3 parking spaces, storage shed and side yard. Front deck was recently redone. Wood laminate and tile floors throughout the home. Includes laundry room inside. Trade Wind is a family oriented community. Perfect location, with close proximity to the 55 frwy and 405 frwy, Hoag Hospital, shopping, restaurants and Newport Beach.

Key facts

• Laundry room
• Storage shed
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• STORAGE SHED
• SIDE YARD
• LAUNDRY ROOM
• CLOSE PROXIMITY TO 55 FRWY
• CLOSE PROXIMITY TO 405 FRWY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: health & safety D+, crime F, commute F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wilson Elementary (math 27%, 361 students, 95% FRL); Charles W. Tewinkle Middle (math 26% / reading 24%, grade F, #271 of 498 statewide, top 54%, 506 students, 83% FRL); Estancia High (math 18% / reading 56%, grade F, #578 of 1,170 statewide, top 51%, 1,040 students, 82% FRL) — zoned schools average 87% FRL vs 40% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 52% district-wide (-21 pts) — the specific schools serving this property underperform the Newport-Mesa Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 + 1.7% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $120k implies a 243% gain — meaningful room to come down on a strong offer.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.94% ✓
• Cap rate: 16.37%
• Cash-on-cash: 35.98%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $144,820
• List price: $120,000
• Delta: -17.14%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 W Wilson St #49	0.43mi	2/1.0	816 (-1%)	6mo	$165,000	$202	69
327 W Wilson #88	0.43mi	2/2.0	768 (-7%)	4mo	$155,000	$202	65
327 W Wilson #15	0.43mi	2/1.0	768 (-7%)	2mo	$95,000	$124	63
1973 Newport Blvd #17	0.56mi	2/2.0	800 (-3%)	12mo	$136,000	$170	59
1973 Newport Blvd #50	0.53mi	2/2.0	780 (-6%)	15mo	$160,000	$205	54

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.24×
• Total profit: $41,775
• Equity at exit: $17,892

10-year hold

• IRR: 36.7%
• Equity multiple: 4.19×
• Total profit: $107,228
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $152,400 ($188/sqft)
• Median days on market: 102 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -6.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92627

• Rents YoY: 1.7%
• Active inventory: 129
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $1,007

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,090	-5% $1,049	+0% $1,007	+5% $966	+10% $925
Rent	-10% $824	-5% $916	+0% $1,007	+5% $1,099	+10% $1,191
Rate	-1.0pp $1,068	-0.5pp $1,038	base $1,007	+0.5pp $976	+1.0pp $945

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	54d	1	0.19mi
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	43d	1	0.19mi
2190 College Ave Costa Mesa, CA	2.0	1.5	900	$2,810	$3.12	28d	1	0.25mi
592 Hamilton St Apt C Costa Mesa, CA	2.0	1.0	810	$3,750	$4.63	0d	1	0.27mi
383 W Wilson St Costa Mesa, CA	2.0	1.0	800	$2,595	$3.24	23d	1	0.29mi
366 Avocado St Unit B206 Costa Mesa, CA	1.0	1.0	675	$1,995	$2.96	7d	1	0.30mi
427 Hamilton St Costa Mesa, CA	2.0	1.0	1000	$2,900	$2.90	73d	1	0.30mi
427 Hamilton St Costa Mesa, CA	2.0	1.0	950	$2,925	$3.08	24d	1	0.30mi
354 Avocado St Costa Mesa, CA	1.0–2.0	1.0	825	$2,350	$2.85	3d	1	0.33mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	70d	1	0.34mi
374 Hamilton St Unit B103 Costa Mesa, CA	2.0	2.0	802	$3,950	$4.93	17d	1	0.35mi
374 Hamilton St Unit B101 Costa Mesa, CA	2.0	2.0	798	$3,950	$4.95	7d	1	0.35mi
370 Hamilton St Unit A Costa Mesa, CA	2.0	1.5	1000	$3,100	$3.10	93d	1	0.35mi
345 Avocado St Costa Mesa, CA	1.0	1.0	1038	$3,200	$3.08	40d	1	0.36mi
345 Avocado St Costa Mesa, CA	1.0–2.0	1.0	941	$3,500	$3.72	4d	2	0.36mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	70d	1	0.37mi
2034 Charle St Unit A Costa Mesa, CA	2.0	1.0	934	$3,850	$4.12	23d	1	0.39mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	66d	1	0.40mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	57d	1	0.40mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,650	$4.15	42d	1	0.40mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	57d	1	0.50mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$3,715	$3.68	0d	19	0.52mi
1978 Maple Ave Costa Mesa, CA	2.0	1.5	880	$2,595	$2.95	38d	1	0.53mi
260 Victoria St Unit D-4 Costa Mesa, CA	2.0	2.5	920	$3,995	$4.34	93d	1	0.55mi
1959 Maple Ave Unit 6110 Costa Mesa, CA	1.0	1.0	700	$2,855	$4.08	13d	1	0.59mi
241 W Wilson St Costa Mesa, CA	2.0	1.0	904	$2,595	$2.87	66d	1	0.62mi
2258 Pamela Ln Unit A Costa Mesa, CA	3.0	2.0	950	$3,695	$3.89	52d	1	0.65mi
221 Avocado St Unit 221-A Costa Mesa, CA	2.0	2.5	950	$3,295	$3.47	13d	1	0.66mi
221 Avocado St Unit 221-D Costa Mesa, CA	2.0	2.5	1000	$3,500	$3.50	0d	1	0.66mi
2212 Placentia Ave Unit A Costa Mesa, CA	3.0	1.0	1000	$3,400	$3.40	93d	1	0.66mi
2061-D Wallace Ave Costa Mesa, CA	2.0	1.5	986	$2,735	$2.77	73d	1	0.67mi
2218 Placentia Ave Unit D Costa Mesa, CA	2.0	1.0	900	$3,000	$3.33	93d	1	0.67mi
421 Bernard St Costa Mesa, CA	1.0–2.0	1.0–2.0	924	$3,979	$4.31	0d	2	0.67mi
117 E Bay St Unit A Costa Mesa, CA	2.0	1.0	787	$2,750	$3.49	73d	1	0.68mi
121 E Bay St Unit 121D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	70d	1	0.69mi
121 E Bay St Unit D Costa Mesa, CA	2.0	1.0	787	$2,795	$3.55	2d	1	0.69mi
121 E Bay St Unit D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	73d	1	0.69mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	71d	1	0.69mi
132 E Bay St Costa Mesa, CA	2.0	1.0	900	$2,600	$2.89	32d	1	0.70mi
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	93d	1	0.71mi

Listing history 50 events

1. 2026-08-08
   days on market $120,000 Active 156 DOM
2. 2026-08-06
   days on market $120,000 Active 154 DOM
3. 2026-08-05
   days on market $120,000 Active 153 DOM
4. 2026-08-04
   days on market $120,000 Active 152 DOM
5. 2026-08-03
   days on market $120,000 Active 151 DOM
6. 2026-07-31
   days on market $120,000 Active 148 DOM
7. 2026-07-30
   days on market $120,000 Active 147 DOM
8. 2026-07-30
   days on market $120,000 Active 146 DOM
9. 2026-07-28
   days on market $120,000 Active 145 DOM
10. 2026-07-26
    days on market $120,000 Active 143 DOM
11. 2026-07-24
    days on market $120,000 Active 141 DOM
12. 2026-07-23
    days on market $120,000 Active 140 DOM
13. 2026-07-22
    days on market $120,000 Active 139 DOM
14. 2026-07-21
    days on market $120,000 Active 138 DOM
15. 2026-07-20
    days on market $120,000 Active 137 DOM
16. 2026-07-18
    days on market $120,000 Active 135 DOM
17. 2026-07-18
    days on market $120,000 Active 134 DOM
18. 2026-07-16
    days on market $120,000 Active 133 DOM
19. 2026-07-15
    days on market $120,000 Active 132 DOM
20. 2026-07-14
    days on market $120,000 Active 131 DOM
21. 2026-07-13
    days on market $120,000 Active 130 DOM
22. 2026-07-13
    days on market $120,000 Active 129 DOM
23. 2026-07-11
    days on market $120,000 Active 128 DOM
24. 2026-07-10
    days on market $120,000 Active 127 DOM
25. 2026-07-09
    days on market $120,000 Active 126 DOM
26. 2026-07-07
    days on market $120,000 Active 124 DOM
27. 2026-07-06
    days on market $120,000 Active 123 DOM
28. 2026-07-06
    days on market $120,000 Active 122 DOM
29. 2026-07-05
    days on market $120,000 Active 121 DOM
30. 2026-07-03
    days on market $120,000 Active 120 DOM
31. 2026-07-02
    days on market $120,000 Active 119 DOM
32. 2026-07-01
    days on market $120,000 Active 118 DOM
33. 2026-06-30
    days on market $120,000 Active 117 DOM
34. 2026-06-29
    days on market $120,000 Active 116 DOM
35. 2026-06-28
    days on market $120,000 Active 115 DOM
36. 2026-06-27
    days on market $120,000 Active 114 DOM
37. 2026-06-26
    days on market $120,000 Active 113 DOM
38. 2026-06-24
    pricedays on market $120,000 Active 111 DOM
39. 2026-06-22
    days on market $149,999 Active 109 DOM
40. 2026-06-21
    days on market $149,999 Active 108 DOM
41. 2026-06-18
    days on market $149,999 Active 105 DOM
42. 2026-06-17
    days on market $149,999 Active 104 DOM
43. 2026-06-16
    days on market $149,999 Active 103 DOM
44. 2026-06-15
    days on market $149,999 Active 102 DOM
45. 2026-06-13
    days on market $149,999 Active 100 DOM
46. 2026-06-13
    days on market $149,999 Active 99 DOM
47. 2026-06-09
    days on market $149,999 Active 96 DOM
48. 2026-06-08
    days on market $149,999 Active 95 DOM
49. 2026-06-07
    days on market $149,999 Active 94 DOM
50. 2026-06-04
    days on market $149,999 Active 91 DOM

ⓘ 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 (unshaded) · 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: $27,900
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$3,491
• Taxable income: $10,823
• Est. tax owed @ 24.0%: −$2,598
• After-tax cash flow: $9,492/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $4,125–$12,375 screening

This double-wide mobile home is in average condition with some minor repairs and maintenance needed. It has a good location and is move-in ready.

Components & finishes AI

Flooring tile

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear, but not in need of immediate replacement.
• Minor Bathroom walls — Some discoloration, but not severe enough to require immediate attention.
• Minor Exterior siding — Some discoloration and minor damage, but not severe enough to require immediate attention.
• Minor Flooring — Some minor scuffs, but not severe enough to require immediate attention.
• Minor Interior walls/paint — Some scuffs and discoloration, but not severe enough to require immediate attention.
• Minor HVAC and mechanical systems — Some signs of wear and tear, but functional and not in need of immediate replacement.
• Minor Landscaping — Minimal landscaping with some overgrown areas, but not severe enough to require immediate attention.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Clean HVAC filters — Clean filters can improve air quality and energy efficiency. ↑
• Both Trim landscaping — Well-maintained landscaping can improve curb appeal and add value to the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Wilson Elementary Middle Charles W. Tewinkle Middle F CA #271/498 Nat'l #10,337/14,009 High Estancia High F CA #578/1,170 Nat'l #9,001/17,239

Schools (NCES district)

• District: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

C Composite livability gradescore 61/100

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,477,456 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+285.6% since first listed

5 events — show timeline

• 2026-03-05 Listed $149,999 CRMLS
• 2026-02-24 Listing Removed — CRMLS
• 2025-08-27 Listed $159,000 CRMLS
• 2002-07-05 Sold (MLS) $35,000 CRMLS
• 2002-04-25 Listed $38,900 CRMLS

Property tax history

-21.5%/yr

Latest (2015): $18 · -33.3% YoY. Source: county tax records.