7700 Lampson Ave #11 · Stanton, CA 92841

$229,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 17 Days on market

Built 1969 Est $170k · 34% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Highly Desirable Magic Lamp Senior Community, Low Space Rent Approx. $1,643/Month. Motivated Sellers! Welcome to this beautifully maintained and lovingly cared-for 2-bedroom, 2 full bathroom home located in the highly sought-after Magic Lamp Senior Community. Nestled within a quiet, clean, and well-maintained park that was extensively updated just two years ago, this charming residence offers comfort, privacy, and pride of ownership throughout. Step inside to a bright and inviting living space filled with natural light from large windows overlooking lush greenery and colorful landscaping. The spacious living and dining areas create a warm, welcoming atmosphere, while recessed lighting t

Key facts

• 3 parking spots
• Community pool
• Built 1969

Property features AI

Finance

• Other: Body type: double-wide mobile; Living area per public records; Access via maintained, paved city streets (use GPS for directions)
• Financial info: Land lease of $1,500 monthly (park provided)
• HOA & community: Senior community in the MAGIC LAMP park; Community features include street lighting; Park requires manager approval; pets allowed upon inquiry

Exterior

• Parking: Attached carport plus onsite and street parking available; Carport provides 3 covered spaces; Guest parking and concrete driveway
• Security: Smoke and carbon monoxide detectors
• Utilities: District/public water; Public sewer; Standard electric service; Natural gas connected; Cable connected
• Home design: Single-story mobile home; Mobile home remains on site; Repairs cosmetic to updated/remodeled condition; One total story; Access from front entry
• Construction: Composition common roof; Raised foundation
• Exterior features: Covered patio; Patio lighting; Community heated pool and spa; Garden area; One shed on property; Aluminum skirting

Interior

• Kitchen: Remodeled kitchen with granite counters; Gas cooktop; Double oven; Range/stove hood; Dishwasher; Garbage disposal; Refrigerator; Utility sink
• Bedrooms: All bedrooms on main floor; Main floor primary bedroom; Jack & Jill layout
• Flooring: Tile; Laminate
• Bathrooms: Two full baths; Upgraded bathrooms with double sinks in primary; Shower and bathtub options; Shower-in-tub, exhaust fan, linen closet and bathroom closet
• Heating & cooling: Central furnace heating; Whole house fan cooling
• Interior features: Copper partial plumbing; Attic fan / whole house fan; Ceiling fans; Recessed lighting; Storage space; Granite counters; French doors; Double pane windows with custom coverings and blinds; Smoke and carbon monoxide detectors; One-level living; front entry
• Laundry & utility: Washer and dryer included; Washer hookup inside (in kitchen)

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 $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: amenities D, health & safety D, crime D-.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wakeham Elementary (264 students, 83% FRL); Alamitos Intermediate (628 students, 87% FRL); Pacifica High (math 45% / reading 80%, grade B-, #187 of 1,170 statewide, top 16%, 1,648 students, 52% FRL).
• Market conditions: Rents flat; 41 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 38% of the median local income ($84k/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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($226k) 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 $225,565 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $170,496
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7700 Lampson Ave #125	0.00mi	2/2.0	1,265 (+10%)	21mo	$210,000	$166	66
7700 Lampson Ave #60	0.00mi	2/2.0	1,040 (-10%)	22mo	$110,000	$106	65
13202 Hoover St #7	0.42mi	2/2.0	1,152 (0%)	21mo	$173,500	$151	63
7887 Lampson #100	0.35mi	2/2.0	1,008 (-12%)	1mo	$135,000	$134	62
8111 Stanford Ave #92	0.45mi	2/2.0	1,248 (+8%)	8mo	$147,500	$118	58
8111 Stanford Ave #127	0.45mi	3/2.0 (+1)	1,047 (-9%)	2mo	$155,000	$148	57
13202 Hoover St #73	0.42mi	3/2.0 (+1)	1,248 (+8%)	10mo	$260,000	$208	54
8111 Stanford	0.46mi	2/2.0	1,080 (-6%)	19mo	$110,000	$102	53

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 · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-10,614
• Equity at exit: $34,145

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $8,179
• 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 92841

• Rents YoY: 0.5%
• Active inventory: 41
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $516

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 76%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12680 Briarglen Loop Stanton, CA	2.0	1.5	1000	$2,195	$2.19	44d	1	0.11mi
7802 Samura Pl Garden Grove, CA	1.0–2.0	1.0	869	$2,465	$2.84	2d	4	0.17mi
12345 Beach Blvd Stanton, CA	2.0	1.0–2.0	765	$3,675	$4.80	2d	35	0.46mi
8155 Carmel Dr Stanton, CA	3.0	2.0	1148	$3,500	$3.05	44d	1	0.54mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	15d	6	0.56mi
7051 Natal Dr Westminster, CA	1.0–2.0	1.0	740	$2,680	$3.62	1d	2	0.57mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	17d	1	0.60mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	24d	1	0.60mi
12381 Arrowhead St Stanton, CA	1.0–2.0	1.0	1000	$2,568	$2.57	21d	1	0.68mi
7732 Chapman Ave Unit 6 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	44d	1	0.69mi
7722 Chapman Ave Unit 2 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	24d	1	0.69mi
7732 Chapman Ave Unit 4 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	7d	1	0.70mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	1d	2	0.75mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	0.78mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	1d	1	0.79mi
6971 Knollcrest Ln #50 Garden Grove, CA	2.0	1.0	1000	$2,995	$3.00	44d	1	0.80mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	2d	6	0.81mi
12662 Dale St Garden Grove, CA	1.0	1.0	771	$2,095	$2.72	22d	1	0.83mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	1d	1	0.84mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	0.84mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	2d	9	0.85mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	0.88mi
12621 Adelle St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	20d	1	0.91mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	0.93mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	24d	1	0.95mi
13057 Kiwi Ln Garden Grove, CA	3.0	2.5	1261	$3,500	$2.78	1d	1	0.98mi
7152 Fenway Dr Westminster, CA	1.0	1.0	766	$2,250	$2.94	24d	1	1.02mi
13751 Cherry St Unit 3 Westminster, CA	2.0	1.0	800	$2,325	$2.91	1d	1	1.11mi
13751 Cherry St Unit 4 Westminster, CA	2.0	1.0	700	$2,395	$3.42	1d	1	1.11mi
13751 Cherry St Unit 6 Westminster, CA	2.0	1.0	700	$2,495	$3.56	1d	1	1.11mi
13781 Cherry St Westminster, CA	2.0	1.0	1000	$2,300	$2.30	1d	1	1.14mi
13781 Cherry St Unit 2 Westminster, CA	2.0	1.0	1000	$2,300	$2.30	17d	1	1.14mi
13782 Locust St Westminster, CA	2.0	1.0	917	$2,765	$3.02	1d	2	1.17mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	1.22mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.24mi
13872 Locust St Westminster, CA	2.0	1.0	1194	$2,950	$2.47	3d	1	1.26mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$2,672	$2.58	1d	3	1.26mi
13891 Cedar St Westminster, CA	2.0	1.5	1194	$2,950	$2.47	1d	1	1.28mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	1.29mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	17d	1	1.32mi

Listing history 13 events

1. 2026-06-18
   days on market $229,000 Active 17 DOM
2. 2026-06-17
   days on market $229,000 Active 16 DOM
3. 2026-06-16
   days on market $229,000 Active 15 DOM
4. 2026-06-15
   days on market $229,000 Active 14 DOM
5. 2026-06-13
   days on market $229,000 Active 12 DOM
6. 2026-06-13
   days on market $229,000 Active 11 DOM
7. 2026-06-09
   days on market $229,000 Active 8 DOM
8. 2026-06-08
   days on market $229,000 Active 7 DOM
9. 2026-06-07
   days on market $229,000 Active 6 DOM
10. 2026-06-04
    days on market $229,000 Active 3 DOM
11. 2026-06-03
    days on market $229,000 Active 2 DOM
12. 2026-06-02
    statusdays on market $229,000 Active 1 DOM
13. 2026-05-22
    historical $229,000

ⓘ 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 ≥89°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: $31,879
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$6,662
• Taxable income: $2,709
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $5,543/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,219
• Household income: $84,451
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1595.0

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 47% Hispanic / Latino 34% White 15% Two or more races 10%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 48% · Vietnam, Canada, South Korea
• Languages at home: 30% English-only · Vietnamese 35% Spanish 26% Korean 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: ▼ -777.50%
• Current HPI: 452.123
• Rent YoY: ▲ 0.54%
• 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

• 2026-05-22 Coming Soon $229,000 CRMLS

Property tax history

-21.2%/yr

Latest (2025): $11 · -0.2% YoY. Source: county tax records.