2060 Newport Ave #46 · Costa Mesa, CA 92626

$135,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 26 Days on market

Built 1989 Est $147k · 8% 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained mobile home featuring 2 bedrooms and 1 bathroom located in a desirable all-ages community in Costa Mesa. This home offers a functional open layout with a comfortable living area, dining space, and kitchen with ample storage. Both bedrooms are well-sized with natural light. The bathroom is conveniently located and well-kept. Additional features include indoor laundry area and parking in the driveway. The community offers excellent amenities including a clubhouse and swimming pool for residents to enjoy. Located close to shopping, dining, freeway access, and the beach, this home offers convenience and coastal living at an affordable price. Perfect for first-time buyers or down

Key facts

• Indoor laundry area
• Clubhouse
• Swimming pool

Tags

• INDOOR LAUNDRY AREA
• CLUBHOUSE
• SWIMMING POOL
• DRIVEWAY PARKING
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Other: Located in a park built by Pine Ridge
• Financial info: Land lease amount: $1,750
• HOA & community: Land lease community (Starlite Village Mobile home Park)

Exterior

• Parking: Assigned parking; Driveway; 1 garage/parking space
• Utilities: Public sewer; District/Public water
• Home design: Mobile home (14' x 52'); Single-story; Mobile home remains
• Construction: Year built from public records
• Exterior features: Community pool; Walkstreet lot feature; Street lighting in community

Interior

• Kitchen: Kitchen island; Gas oven; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: One-level home; Side entry
• Laundry & utility: Inside laundry; Washer included; Dryer included; Washer hookup; Gas dryer hookup; Propane dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% 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: Horace Ensign Intermediate (math 49%, 915 students, 48% FRL); Newport Harbor High (math 44% / reading 66%, grade C, #249 of 1,170 statewide, top 22%, 2,268 students, 44% FRL).
• Market conditions: Rents rising (+2.7%/yr); 57 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $933 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 + 2.7% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 16.40%
• Cash-on-cash: 36.08%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $147,056
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1973 Newport Blvd #50	0.28mi	2/2.0	780 (+7%)	13mo	$160,000	$205	60
1973 Newport Blvd #17	0.26mi	2/2.0	800 (+10%)	10mo	$136,000	$170	59
327 W Wilson #88	0.59mi	2/2.0	768 (+6%)	3mo	$155,000	$202	57
327 W Wilson St #49	0.59mi	2/1.0	816 (+12%)	4mo	$165,000	$202	48

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.32×
• Total profit: $49,823
• Equity at exit: $20,129

10-year hold

• IRR: 38.5%
• Equity multiple: 4.54×
• Total profit: $133,763
• Equity at exit: $11,672

Cash invested: $37,800 (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 92626

• Rents YoY: 2.7%
• Active inventory: 57
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,137

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,230	-5% $1,183	+0% $1,137	+5% $1,090	+10% $1,043
Rent	-10% $930	-5% $1,033	+0% $1,137	+5% $1,240	+10% $1,344
Rate	-1.0pp $1,205	-0.5pp $1,171	base $1,137	+0.5pp $1,102	+1.0pp $1,066

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	44d	1	0.01mi
2080 Newport Blvd Apt 226 Costa Mesa, CA	1.0	1.0	424	$1,845	$4.35	25d	1	0.12mi
2110 Newport Blvd Costa Mesa, CA	1.0	1.0	480	$1,900	$3.96	25d	1	0.15mi
177 22nd St Costa Mesa, CA	1.0	1.0	740	$2,625	$3.55	44d	1	0.32mi
2000 Parsons St Costa Mesa, CA	1.0–2.0	1.0–2.0	800	$3,215	$4.02	14d	5	0.33mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	21d	1	0.34mi
1911 Church St #4 Costa Mesa, CA	1.0	1.0	360	$1,995	$5.54	44d	1	0.37mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	21d	1	0.37mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,750	$4.31	25d	1	0.49mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	8d	1	0.51mi
286 E 19th St Unit B Costa Mesa, CA	1.0	1.0	550	$2,375	$4.32	20d	1	0.54mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	8d	1	0.66mi
2323 Elden Ave Costa Mesa, CA	1.0	1.0	684	$2,445	$3.57	4d	2	0.66mi
1919 Maple Ave Unit 1917-06 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	25d	1	0.67mi
1919 Maple Ave Unit 1917-14 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	11d	1	0.68mi
187 E 18th St Costa Mesa, CA	1.0	1.0	600	$2,400	$4.00	25d	1	0.69mi
187 E 18th St Costa Mesa, CA	1.0	1.0	725	$2,400	$3.31	19d	1	0.69mi
140 W Wilson St Costa Mesa, CA	1.0	1.0	585	$2,250	$3.85	21d	1	0.75mi
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,650	$3.76	44d	1	0.78mi
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	5d	1	0.78mi
140 Cabrillo St Costa Mesa, CA	1.0	1.0	337	$1,795	$5.32	17d	2	0.80mi
393 Broadway Costa Mesa, CA	1.0	1.0	590	$2,995	$5.08	25d	1	0.85mi
1765 Santa Ana Ave Costa Mesa, CA	3.0	1.0–2.0	760	$3,910	$5.14	3d	1	0.87mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	17d	1	0.96mi
313 W 17th St Costa Mesa, CA	1.0–2.0	1.0	750	$4,225	$5.63	6d	7	0.97mi
1975 Pomona Ave Costa Mesa, CA	1.0	1.0	650	$1,995	$3.07	14d	1	1.00mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$3,955	$3.92	2d	17	1.07mi
109 Clearbrook Ln Unit C Costa Mesa, CA	1.0	1.0	750	$2,450	$3.27	25d	1	1.12mi
1614 Orange Ave Costa Mesa, CA	2.0	1.0	738	$3,795	$5.14	25d	1	1.12mi
1612 Orange Ave Costa Mesa, CA	2.0	1.0	738	$3,795	$5.14	25d	1	1.13mi
724 W 18th St Unit 3 Costa Mesa, CA	1.0	1.0	650	$1,850	$2.85	44d	1	1.13mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	22d	1	1.21mi
1846 Placentia Ave Apt D Costa Mesa, CA	1.0	1.0	625	$2,595	$4.15	44d	1	1.25mi
2115 Placentia Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	725	$2,595	$3.58	3d	4	1.28mi
825 Center St Costa Mesa, CA	2.0	1.0–2.0	850	$3,200	$3.76	25d	1	1.33mi
880 Irvine Ave Newport Beach, CA	2.0	1.0–2.0	704	$3,179	$4.51	2d	99	1.41mi
425 Merrimac Way Costa Mesa, CA	1.0	1.0	600	$2,540	$4.23	2d	6	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 26 DOM
2. 2026-06-17
   days on market $135,000 Active 25 DOM
3. 2026-06-16
   days on market $135,000 Active 24 DOM
4. 2026-06-15
   days on market $135,000 Active 23 DOM
5. 2026-06-13
   days on market $135,000 Active 21 DOM
6. 2026-06-13
   days on market $135,000 Active 20 DOM
7. 2026-06-09
   days on market $135,000 Active 17 DOM
8. 2026-06-08
   days on market $135,000 Active 16 DOM
9. 2026-06-07
   days on market $135,000 Active 15 DOM
10. 2026-06-04
    days on market $135,000 Active 12 DOM
11. 2026-06-03
    days on market $135,000 Active 11 DOM
12. 2026-06-02
    days on market $135,000 Active 10 DOM
13. 2026-06-01
    days on market $135,000 Active 9 DOM
14. 2026-05-31
    days on market $135,000 Active 8 DOM
15. 2026-05-23
    listed $135,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,437
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$3,927
• Taxable income: $12,218
• Est. tax owed @ 24.0%: −$2,932
• After-tax cash flow: $10,708/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): 50,708
• Household income: $114,249
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 3459.0

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 0.66)
• Race & ethnicity: White 48% Hispanic / Latino 30% Two or more races 16% Asian 14% Black 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 23% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 21% Vietnamese 5% Other Asian/Pacific 3%

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: ▼ -838.47%
• Current HPI: 458.2276
• Rent YoY: ▲ 2.72%
• 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

• 2026-05-23 Listed $135,000 CRMLS

Property tax history

-21.9%/yr

Latest (2023): $4 · -44.0% YoY. Source: county tax records.