1850 W Orangethorpe Ave #44 · Fullerton, CA 92833

$125,000

2 bd · 2.0 ba · 810 sqft · Manufactured · 57 Days on market

Built 1980

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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 +7.5/15.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1850 W Orangethorpe Ave #44, Fullerton — an excellent opportunity to own an affordable home in the heart of Orange County. Located in a desirable all-age community, this 2-bedroom, 2-bathroom home offers comfortable living, functional space, and unbeatable convenience for commuters, first-time buyers, and anyone looking for a lower-maintenance lifestyle. Inside, you’ll find a bright and practical floor plan with spacious living and dining areas, a well-designed kitchen, and a private primary suite with its own bathroom. The layout is ideal for everyday living, offering both comfort and flexibility at an attainable price point. Enjoy covered parking, community amenitie

Key facts

• Community amenities
• Community pool
• Built 1980

Tags

• EASY ACCESS TO SHOPPING
• COMMUNITY AMENITIES
• PRIVATE OUTDOOR SPACES

Property features AI

Finance

• Other: Directions: From Brookhurst to Orangethorpe
• Financial info: Land lease in park (monthly); Land lease reported at $1,970 per month; Rent includes gas, electric, water, sewer, trash, and pool
• HOA & community: Community features include street lighting; Park name: Country Place Homes; Manager approval required

Exterior

• Parking: Covered parking; Carport; Property has parking
• Utilities: Public sewer; District/public water
• Home design: Mobile home remains on site (20' x 40'); Single-story; Entry at front gate
• Construction: Mobile home (20 by 40); Seller-provided year built and living area information
• Exterior features: Front porch; Community pool; No landscaping

Interior

• Kitchen: Garbage disposal
• Bedrooms: Primary bedroom on the main floor
• Bathrooms: Two full bathrooms; Main floor full bath
• Heating & cooling: Central furnace heating; Wall/window cooling units
• Interior features: One-level home; Front gate entry; All bedrooms on the lower/main floor; Main floor primary bedroom; Main floor bedroom; Living room; Exhaust fan(s) in bathrooms; Bathtub
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

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 $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 2.0% in Fullerton — 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 67/100 on livability (#328 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: schools C-, health & safety D, crime D-.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 62 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $864 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.06% ✓
• Cap rate: 17.49%
• Cash-on-cash: 40.00%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.45×
• Total profit: $50,826
• Equity at exit: $18,638

10-year hold

• IRR: 41.1%
• Equity multiple: 4.63×
• Total profit: $127,032
• Equity at exit: $10,808

Cash invested: $35,000 (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 92833

• Rents YoY: 1.7%
• Active inventory: 62
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $1,167

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,253	-5% $1,210	+0% $1,167	+5% $1,124	+10% $1,080
Rent	-10% $964	-5% $1,065	+0% $1,167	+5% $1,268	+10% $1,370
Rate	-1.0pp $1,230	-0.5pp $1,199	base $1,167	+0.5pp $1,134	+1.0pp $1,101

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 W Orangethorpe Ave Fullerton, CA	1.0–2.0	1.0	887	$2,080	$2.34	0d	1	0.33mi
1113 S Pine Dr Fullerton, CA	3.0	1.5	1069	$3,900	$3.65	7d	1	0.40mi
1835 West Ave Unit 9 Fullerton, CA	2.0	2.0	750	$2,495	$3.33	0d	1	0.52mi
1422 Peckham St Unit A Fullerton, CA	2.0	1.0	925	$2,500	$2.70	14d	1	0.54mi
1421 Peckham St #1 Fullerton, CA	2.0	2.0	950	$2,650	$2.79	23d	1	0.58mi
1120 Nicklett Ave Fullerton, CA	1.0	1.0	800	$2,100	$2.62	3d	1	0.62mi
230 S Brookhurst Rd Unit 1 Fullerton, CA	1.0	1.0	550	$2,150	$3.91	25d	1	0.65mi
2313 W Valencia Dr Unit 2309 02 Fullerton, CA	1.0	1.0	600	$2,100	$3.50	11d	1	0.76mi
130 maple Ln big bear city, CA	2.0	1.0	890	$1,850	$2.08	3d	1	0.85mi
211 N Florence Pl Unit A Fullerton, CA	1.0	1.0	764	$2,800	$3.66	0d	1	1.00mi
2520 W La Palma Ave Unit 303 Anaheim, CA	1.0	1.0	700	$2,145	$3.06	0d	1	1.06mi
3821 Franklin Ave Unit 19 Fullerton, CA	1.0	1.0	664	$2,000	$3.01	0d	1	1.10mi
2560 W La Palma Ave Anaheim, CA	2.0	1.0–2.0	775	$2,500	$3.23	0d	5	1.10mi
1156 W Valencia Dr Unit 1156-08-upstairs Fullerton, CA	2.0	1.0	918	$2,250	$2.45	0d	1	1.11mi
3841 Franklin Ave Fullerton, CA	1.0	1.0	664	$2,050	$3.09	0d	2	1.12mi
3841 Franklin Ave Apt 19 Fullerton, CA	1.0	1.0	664	$2,000	$3.01	0d	1	1.12mi
2560 W La Palma Ave Unit 207 Anaheim, CA	1.0	1.0	799	$2,150	$2.69	18d	1	1.12mi
2560 W La Palma Ave Unit 128 Anaheim, CA	1.0	1.0	799	$2,100	$2.63	2d	1	1.12mi
3820 W Valencia Dr Fullerton, CA	3.0	1.0	930	$2,895	$3.11	12d	1	1.14mi
1101 West Ave Unit C Fullerton, CA	1.0	1.0	600	$1,695	$2.83	16d	1	1.14mi
413 Adlena Dr Fullerton, CA	3.0	1.0	901	$3,400	$3.77	0d	1	1.15mi
1750 W Romneya Dr Anaheim, CA	2.0	1.0–2.0	830	$2,700	$3.25	0d	1	1.15mi
2337 W Gramercy Ave Unit 1 Anaheim, CA	2.0	2.0	957	$2,800	$2.93	11d	1	1.16mi
2337 W Gramercy Ave Unit 3 Anaheim, CA	2.0	2.0	957	$2,995	$3.13	2d	1	1.16mi
702 N Gilbert St Anaheim, CA	2.0	1.0	920	$2,200	$2.39	2d	1	1.21mi
1020 N Magnolia Ave Anaheim, CA	1.0	1.0	700	$1,995	$2.85	0d	1	1.21mi
1020 N Magnolia Ave Anaheim, CA	2.0	1.0	980	$2,491	$2.54	4d	1	1.21mi
1304 W Commonwealth Ave Fullerton, CA	2.0	1.5	900	$2,500	$2.78	0d	1	1.22mi
630 Bridgeport Cir #8 Fullerton, CA	2.0	1.0	704	$2,475	$3.52	0d	1	1.24mi
8640 Auto Center Dr Buena Park, CA	2.0	1.0–1.5	1058	$2,500	$2.36	0d	2	1.25mi
229 Turner Ave Fullerton, CA	2.0	1.0	911	$2,500	$2.74	0d	1	1.25mi
2341 W Crescent Ave Anaheim, CA	1.0	1.0	750	$2,095	$2.79	2d	1	1.25mi
1237 N Dresden Pl Anaheim, CA	1.0	1.0	586	$1,950	$3.33	0d	1	1.26mi
1237 N Dresden Pl Unit 1243-11 Anaheim, CA	1.0	1.0	586	$1,925	$3.28	7d	1	1.26mi
1231 N Dresden Pl Unit 1231-11 Anaheim, CA	1.0	1.0	586	$1,900	$3.24	0d	1	1.26mi
1231 N Dresden Pl Anaheim, CA	1.0	1.0	586	$1,900	$3.24	0d	1	1.26mi
1231 N Dresden Pl Unit 1225-12 Anaheim, CA	1.0	1.0	649	$1,950	$3.00	23d	1	1.26mi
1737 W Jacaranda Pl Fullerton, CA	3.0	1.0	958	$3,500	$3.65	0d	1	1.27mi
2631 W Felicidad Cir Unit 626-D Anaheim, CA	2.0	1.0	940	$2,955	$3.14	2d	1	1.29mi
2631 W Felicidad Cir Unit 619-D Anaheim, CA	2.0	1.0	940	$2,895	$3.08	2d	1	1.29mi

Listing history 27 events

1. 2026-06-15
   days on market $125,000 Active 57 DOM
2. 2026-06-13
   days on market $125,000 Active 55 DOM
3. 2026-06-13
   days on market $125,000 Active 54 DOM
4. 2026-06-09
   days on market $125,000 Active 51 DOM
5. 2026-06-08
   days on market $125,000 Active 50 DOM
6. 2026-06-07
   days on market $125,000 Active 49 DOM
7. 2026-06-04
   days on market $125,000 Active 46 DOM
8. 2026-06-03
   days on market $125,000 Active 45 DOM
9. 2026-06-02
   days on market $125,000 Active 44 DOM
10. 2026-06-01
    pricedays on market $125,000 Active 43 DOM
11. 2026-05-31
    days on market $135,000 Active 42 DOM
12. 2026-04-19
    listed $135,000 Active
13. 2026-04-08
    historical
14. 2026-03-30
    price $130,000
15. 2026-03-17
    price $83,000
16. 2026-02-17
    price $144,999
17. 2025-10-16
    listed $154,900 Active
18. 2025-10-16
    historical
19. 2025-09-19
    historical
20. 2025-08-21
    price $139,000
21. 2025-08-15
    price $150,000
22. 2025-08-05
    listed $165,500 Active
23. 2016-10-05
    soldstatus $40,000 Closed Sale
24. 2016-09-30
    historical Active Under Contract
25. 2016-08-19
    status Pending Sale
26. 2016-08-08
    price $45,000
27. 2016-06-04
    listed $50,000 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 ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,845
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − Depreciation: −$3,636
• Taxable income: $12,771
• Est. tax owed @ 24.0%: −$3,065
• After-tax cash flow: $10,936/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — Fullerton

• Score: 67/100
• State rank: #328
• US rank: #11149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fullerton, CA
• County: Orange County · 3,096,323 people
• City population: 140,763
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 51,842
• Household income: $114,176
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2530.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 40% Asian 35% White 20% Two or more races 15% Black 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 36% · South Korea, Canada, China
• Languages at home: 46% English-only · Spanish 24% Korean 20% Other Indo-European 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: ▼ -917.00%
• Current HPI: 351.652
• Rent YoY: ▲ 1.72%
• 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

+170.0% since first listed

16 events — show timeline

• 2026-04-19 Listed $135,000 CRMLS
• 2026-04-08 Listing Removed — CRMLS
• 2026-03-30 Price Changed $130,000 CRMLS
• 2026-03-17 Price Changed $83,000 CRMLS
• 2026-02-17 Price Changed $144,999 CRMLS
• 2025-10-16 Listed $154,900 CRMLS
• 2025-10-16 Coming Soon — CRMLS
• 2025-09-19 Listing Removed — CRMLS
• 2025-08-21 Price Changed $139,000 CRMLS
• 2025-08-15 Price Changed $150,000 CRMLS
• 2025-08-05 Listed $165,500 CRMLS
• 2016-10-05 Sold (MLS) $40,000 CRMLS
• 2016-09-30 Contingent — CRMLS
• 2016-08-19 Pending — CRMLS
• 2016-08-08 Price Changed $45,000 CRMLS
• 2016-06-04 Listed $50,000 CRMLS