5772 Garden Grv #519 · Westminster, CA 92683

$379,900

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 29 Days on market

Built 1977 65 ac lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 Bedroom, 2 Bath at Los Alisos Mobile Home Estates, dining area, spacious living room, laundry room with 3-car park carport. This is all age park with 2 pools, clubhouse, banquet room, barbecue area. Home is near 22 freeway, Must see!

Key facts

• Expansive windows
• Custom shutters
• Recessed lighting

Tags

• GUARD-BOOTH COMMUNITY
• 24-HOUR SECURED COMMUNITY
• OPEN-CONCEPT LIVING SPACE
• EXPANSIVE WINDOWS
• CUSTOM SHUTTERS
• RECESSED LIGHTING

Property features AI

Finance

• Other: Double body type (multi-unit/mobile designation); Living area source: seller; Lot size source: assessor's data; Parcel number on record
• Financial info: Land lease amount approximately $2,050 per month
• HOA & community: Land lease (monthly); Park name: Los Alisos Estates; Rent includes all utilities

Exterior

• Parking: Carport parking (3 spaces); Guest parking available
• Security: Guarded community with 24-hour security
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected
• Home design: Single-story entry (entry level 1); One story total; Side entry; Updated/remodeled condition; Mobile home dimensions approximately 24' x 56'
• Construction: Cement board exterior; Year built per assessor
• Exterior features: Private dock; Community pool; Landscaped grounds; Walkstreet access; Sprinkler system; Curbs in community

Interior

• Kitchen: Open kitchen to family room; Microwave; Refrigerator; Range/stove hood; Gas range
• Bedrooms: Primary bedroom; All bedrooms located upstairs; Walk-in closet
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Walk-in shower; Remodeled bathrooms; Granite counters in bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Recessed lighting; Open floor plan; Granite counters; Shutters; Community spa (shared)
• Laundry & utility: Washer included; Dryer included; Washer hookup in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $380k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $374k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.9% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living 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 (+2.0%/yr); 87 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $3,879/mo this rent would consume 54% of the median local household income ($86k/yr) (locally 4639% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $90k; list at $380k implies a 322% 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 $374,201 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $94,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5772 Garden Grove Blvd	0.00mi	2/2.0 (-1)	1,440 (-4%)	16mo	$90,000	$63	75

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-37,358
• Equity at exit: $56,644

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-11,669
• Equity at exit: $32,847

Cash invested: $106,372 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,879 high
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $439

Break-even live

Break-even rent $3,323

Max offer price $379,900

Occupancy floor 84%

Sensitivity live

Price	-10% $702	-5% $570	+0% $439	+5% $308	+10% $177
Rent	-10% $133	-5% $286	+0% $439	+5% $592	+10% $746
Rate	-1.0pp $630	-0.5pp $536	base $439	+0.5pp $341	+1.0pp $241

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5772 Garden Grove Blvd Westminster, CA	1.0–3.0	1.5–2.0	995	$3,522	$3.54	19d	4	0.03mi
13472 Springdale St Westminster, CA	3.0	2.0	1313	$3,900	$2.97	22d	1	0.41mi
13482 Sioux Rd Westminster, CA	4.0	2.0	1200	$3,800	$3.17	2d	1	0.43mi
6141 Trinette Ave Garden Grove, CA	4.0	2.0	1486	$4,800	$3.23	18d	1	0.63mi
12702 Taylor St Garden Grove, CA	4.0	2.0	1486	$4,000	$2.69	21d	1	0.66mi
5382 Marietta Ave Garden Grove, CA	4.0	2.0	1430	$6,000	$4.20	0d	1	0.68mi
6175 Stonebridge Ave Westminster, CA	4.0	2.5	2077	$4,850	$2.34	2d	1	0.69mi
5582 Rochelle Ave Westminster, CA	4.0	4.0	1800	$3,800	$2.11	25d	1	0.70mi
13668 Kingsbridge St Westminster, CA	3.0	2.5	1785	$5,600	$3.14	5d	1	0.72mi
5752 Centerstone Ct Westminster, CA	3.0	2.5	1672	$4,600	$2.75	11d	1	0.87mi
12041 Stonegate Ln Unit NA Garden Grove, CA	4.0	2.5	1494	$4,295	$2.87	25d	1	1.12mi
12082 Bailey St Unit B Garden Grove, CA	2.0	1.5	1150	$2,600	$2.26	3d	1	1.13mi
5441 Stardust Dr Huntington Beach, CA	3.0	2.0	1926	$4,200	$2.18	19d	1	1.15mi
13932 La Pat Pl Westminster, CA	3.0	2.0	1100	$2,750	$2.50	2d	1	1.18mi
6102 Glacier Dr Westminster, CA	4.0	2.0	1536	$4,500	$2.93	2d	1	1.19mi
11932 Bailey St Garden Grove, CA	2.0	2.0	1090	$2,822	$2.59	44d	1	1.26mi
5572 Nevada Dr Huntington Beach, CA	4.0	2.0	1375	$3,850	$2.80	2d	1	1.27mi
11861 Bailey St Unit D Garden Grove, CA	2.0	1.5	1057	$2,800	$2.65	44d	1	1.33mi
11871 Topaz Cir Garden Grove, CA	3.0	2.0	1213	$4,000	$3.30	44d	1	1.35mi
6635 Vanguard Ave Garden Grove, CA	4.0	2.0	1200	$4,000	$3.33	45d	1	1.36mi

Listing history 33 events

1. 2026-06-18
   days on market $379,900 Active 29 DOM
2. 2026-06-17
   days on market $379,900 Active 28 DOM
3. 2026-06-16
   days on market $379,900 Active 27 DOM
4. 2026-06-15
   days on market $379,900 Active 26 DOM
5. 2026-06-13
   days on market $379,900 Active 24 DOM
6. 2026-06-13
   days on market $379,900 Active 23 DOM
7. 2026-06-09
   days on market $379,900 Active 20 DOM
8. 2026-06-08
   days on market $379,900 Active 19 DOM
9. 2026-06-07
   days on market $379,900 Active 18 DOM
10. 2026-06-04
    days on market $379,900 Active 15 DOM
11. 2026-06-03
    days on market $379,900 Active 14 DOM
12. 2026-06-02
    days on market $379,900 Active 13 DOM
13. 2026-06-01
    days on market $379,900 Active 12 DOM
14. 2026-05-31
    days on market $379,900 Active 11 DOM
15. 2026-05-20
    listed $379,900 Active
16. 2025-10-02
    listed $350,000 Active
17. 2024-05-06
    soldstatus $90,000 Closed Sale 245-char remark

    Show marketing remark (245 chars)

    Beautiful 2 Bedroom, 2 Bath at Los Alisos Mobile Home Estates, dining area, spacious living room, laundry room with 3-car park carport. This is all age park with 2 pools, clubhouse, banquet room, barbecue area. Home is near 22 freeway, Must see!

18. 2024-04-02
    status Pending Sale 245-char remark

    Show marketing remark (245 chars)

    Beautiful 2 Bedroom, 2 Bath at Los Alisos Mobile Home Estates, dining area, spacious living room, laundry room with 3-car park carport. This is all age park with 2 pools, clubhouse, banquet room, barbecue area. Home is near 22 freeway, Must see!

19. 2024-02-01
    listed $165,000 Active 245-char remark

    Show marketing remark (245 chars)

    Beautiful 2 Bedroom, 2 Bath at Los Alisos Mobile Home Estates, dining area, spacious living room, laundry room with 3-car park carport. This is all age park with 2 pools, clubhouse, banquet room, barbecue area. Home is near 22 freeway, Must see!

20. 2024-01-12
    historical
21. 2023-12-29
    historical Active Under Contract
22. 2023-10-19
    listed $125,000 Active
23. 2023-10-19
    historical
24. 2023-09-28
    historical Active Under Contract
25. 2023-08-01
    listed $114,500 Active
26. 2023-07-31
    historical
27. 2023-07-10
    price $129,999
28. 2023-07-05
    price $139,995
29. 2023-06-01
    listed $149,995 Active
30. 2017-02-10
    soldstatus $87,000 Closed Sale
31. 2017-01-29
    status Pending Sale
32. 2016-12-28
    price $89,000
33. 2016-12-23
    listed $92,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,550
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,724
• − Management: −$3,724
• − Depreciation: −$11,052
• Taxable loss: −$828
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $5,469/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 — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA
• County: Orange County · 3,096,323 people
• City population: 89,833
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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 0.64)
• Race & ethnicity: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

+312.9% since first listed

19 events — show timeline

• 2026-05-20 Listed $379,900 CRMLS
• 2025-10-02 Listed $350,000 CRMLS
• 2024-05-06 Sold (MLS) $90,000 CRMLS
• 2024-04-02 Pending — CRMLS
• 2024-02-01 Listed $165,000 CRMLS
• 2024-01-12 Listing Removed — CRMLS
• 2023-12-29 Contingent — CRMLS
• 2023-10-19 Listing Removed — CRMLS
• 2023-10-19 Listed $125,000 CRMLS
• 2023-09-28 Contingent — CRMLS
• 2023-08-01 Listed $114,500 CRMLS
• 2023-07-31 Listing Removed — CRMLS
• 2023-07-10 Price Changed $129,999 CRMLS
• 2023-07-05 Price Changed $139,995 CRMLS
• 2023-06-01 Listed $149,995 CRMLS
• 2017-02-10 Sold (MLS) $87,000 CRMLS
• 2017-01-29 Pending — CRMLS
• 2016-12-28 Price Changed $89,000 CRMLS
• 2016-12-23 Listed $92,000 CRMLS

Property tax history

-2.1%/yr

Latest (2025): $88 · +675.3% YoY. Source: county tax records.