2191 Harbor Blvd #7 · Costa Mesa, CA 92627

$149,999

2 bd · 2.0 ba · 825 sqft · Manufactured · 105 Days on market

Built 1989 4.19 ac lot $182/sqft · at area comps Est $155k · at est.

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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 +9.0/15.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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 $150k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: schools C-, health & safety D+, crime 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.
• Market conditions: Rents rising (+1.7%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 33% of the median local income ($109k/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 $1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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.
• Current owner paid $35k; list at $150k implies a 329% 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 $136,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.00% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.07%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $155,000
• List price: $149,999
• Delta: -3.23%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 4 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%)	4mo	$165,000	$202	70
327 W Wilson #88	0.43mi	2/2.0	768 (-7%)	3mo	$155,000	$202	66
1973 Newport Blvd #17	0.56mi	2/2.0	800 (-3%)	10mo	$136,000	$170	60
1973 Newport Blvd #50	0.53mi	2/2.0	780 (-6%)	13mo	$160,000	$205	55

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: 32.7%
• Equity multiple: 2.35×
• Total profit: $56,764
• Equity at exit: $22,365

10-year hold

• IRR: 39.0%
• Equity multiple: 4.42×
• Total profit: $143,528
• Equity at exit: $12,969

Cash invested: $42,000 (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 92627

• Rents YoY: 1.7%
• Active inventory: 97
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,999 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,333

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 51%

Sensitivity live

Price	-10% $1,436	-5% $1,384	+0% $1,333	+5% $1,281	+10% $1,229
Rent	-10% $1,096	-5% $1,214	+0% $1,333	+5% $1,451	+10% $1,569
Rate	-1.0pp $1,408	-0.5pp $1,371	base $1,333	+0.5pp $1,294	+1.0pp $1,254

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,650	$3.76	44d	1	0.19mi
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	5d	1	0.19mi
592 Hamilton St Apt C Costa Mesa, CA	2.0	1.0	810	$3,800	$4.69	44d	1	0.27mi
427 Hamilton St Costa Mesa, CA	2.0	1.0	1000	$2,900	$2.90	25d	1	0.30mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	21d	1	0.34mi
370 Hamilton St Unit A Costa Mesa, CA	2.0	1.5	1000	$3,100	$3.10	44d	1	0.35mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	21d	1	0.37mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	17d	1	0.40mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	8d	1	0.40mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,750	$4.31	25d	1	0.40mi
2002 Maple Ave Costa Mesa, CA	2.0	1.0	950	$2,595	$2.73	25d	1	0.43mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	8d	1	0.50mi
2000 Parsons St Costa Mesa, CA	1.0–2.0	1.0–2.0	800	$3,215	$4.02	14d	5	0.50mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$3,955	$3.92	2d	17	0.53mi
260 Victoria St Unit D-4 Costa Mesa, CA	2.0	2.5	920	$3,995	$4.34	44d	1	0.55mi
241 W Wilson St Costa Mesa, CA	2.0	1.0	904	$2,595	$2.87	17d	1	0.62mi
2258 Pamela Ln Unit A Costa Mesa, CA	3.0	2.0	950	$3,695	$3.89	3d	1	0.65mi
2212 Placentia Ave Unit A Costa Mesa, CA	3.0	1.0	1000	$3,400	$3.40	44d	1	0.66mi
2061-D Wallace Ave Costa Mesa, CA	2.0	1.5	986	$2,735	$2.77	25d	1	0.67mi
2218 Placentia Ave Unit D Costa Mesa, CA	2.0	1.0	900	$3,000	$3.33	44d	1	0.67mi
117 E Bay St Unit A Costa Mesa, CA	2.0	1.0	787	$2,750	$3.49	25d	1	0.68mi
121 E Bay St Unit 121D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	21d	1	0.69mi
121 E Bay St Unit D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	25d	1	0.69mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	22d	1	0.69mi
132 E Bay St Costa Mesa, CA	2.0	1.0	900	$2,700	$3.00	14d	1	0.70mi
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	44d	1	0.71mi
1975 Pomona Ave Costa Mesa, CA	1.0	1.0	650	$1,995	$3.07	14d	1	0.72mi
2115 Placentia Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	725	$2,595	$3.58	3d	4	0.75mi
138 Walnut St Costa Mesa, CA	2.0	2.0	1008	$5,500	$5.46	45d	1	0.79mi
1947 Fullerton Ave Costa Mesa, CA	2.0	1.0	824	$3,895	$4.73	25d	1	0.80mi
140 W Wilson St Costa Mesa, CA	1.0	1.0	585	$2,250	$3.85	21d	1	0.84mi
177 22nd St Costa Mesa, CA	1.0	1.0	740	$2,625	$3.55	44d	1	0.85mi
131 Albert Pl Unit D Costa Mesa, CA	2.0	2.0	913	$4,200	$4.60	44d	1	0.86mi
2345 Newport Blvd Costa Mesa, CA	2.0	2.0	880	$3,032	$3.45	2d	5	0.89mi
127 Broadway Unit 131 B Costa Mesa, CA	2.0	1.0	1000	$3,495	$3.50	22d	1	0.91mi
2414 Richmond Way Costa Mesa, CA	2.0	2.0	850	$3,000	$3.53	4d	1	0.93mi
425 Merrimac Way Costa Mesa, CA	1.0	1.0	600	$2,540	$4.23	2d	6	0.95mi
2323 Elden Ave Costa Mesa, CA	1.0	1.0	684	$2,445	$3.57	4d	2	0.96mi
109 Clearbrook Ln Unit C Costa Mesa, CA	1.0	1.0	750	$2,450	$3.27	25d	1	1.03mi
2367 Elden Ave Costa Mesa, CA	1.0	1.0	1000	$2,500	$2.50	44d	1	1.04mi

Listing history 19 events

1. 2026-06-18
   days on market $149,999 Active 105 DOM
2. 2026-06-17
   days on market $149,999 Active 104 DOM
3. 2026-06-16
   days on market $149,999 Active 103 DOM
4. 2026-06-15
   days on market $149,999 Active 102 DOM
5. 2026-06-13
   days on market $149,999 Active 100 DOM
6. 2026-06-13
   days on market $149,999 Active 99 DOM
7. 2026-06-09
   days on market $149,999 Active 96 DOM
8. 2026-06-08
   days on market $149,999 Active 95 DOM
9. 2026-06-07
   days on market $149,999 Active 94 DOM
10. 2026-06-04
    days on market $149,999 Active 91 DOM
11. 2026-06-03
    days on market $149,999 Active 90 DOM
12. 2026-06-02
    days on market $149,999 Active 89 DOM
13. 2026-06-01
    days on market $149,999 Active 88 DOM
14. 2026-05-31
    days on market $149,999 Active 87 DOM
15. 2026-03-05
    listed $149,999 Active 479-char remark

    Show marketing remark (479 chars)

    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.

16. 2026-02-24
    historical
17. 2025-08-27
    listed $159,000 Active
18. 2002-07-05
    soldstatus $35,000
19. 2002-04-25
    listed $38,900

ⓘ 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: $35,987
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − Depreciation: −$4,364
• Taxable income: $14,463
• Est. tax owed @ 24.0%: −$3,471
• After-tax cash flow: $12,519/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: 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

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 · 3,096,323 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: 2889.0

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 0.60)
• 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%

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

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.