5815 E La Palma E #302 · Anaheim, CA 92807

$325,000

3 bd · 2.0 ba · 1,258 sqft · Manufactured · 85 Days on market

Built 2003 44 ac lot $258/sqft · 11% above area Est $294k · 11% 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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one of the BEST-VALUED homes in Friendly Village, featuring a RARE attached 2-car garage and a NEWER 2003 build - Skyline home, ideally located in the highly desirable Friendly Village All-Ages Community in Anaheim, CA. This well-maintained newer home offers modern comfort with stylish finishes throughout. Featuring 3 bedrooms and 2 bathrooms, the spacious and open floor plan is filled with natural light, creating a warm and inviting atmosphere. The kitchen showcases durable porcelain flooring, ample cabinetry, and comes equipped with appliances—perfect for both everyday living and entertaining. Bathrooms feature attractive porcelain flooring for a clean, updated feel and two updated "lighted mirrors" in each bathroom. The private primary suite is designed for comfort, complete with a relaxing spa tub, separate walk-in shower, and dual sinks. Additional bedrooms provide versatility for guests, children, hobbies, or a home office. Additional highlights include: Newer air conditioning system Newer water heater Washer and dryer included Attached 2-car garage This home has already had a pre-home inspection, which is available for review, with only minor repairs noted—offering added confidence for buyers. As you arrive, you’ll be welcomed by a charming front porch—perfect for enjoying your morning coffee or relaxing in the evening. Friendly Village offers resort-style amenities including: Solar-heated pool and spa Clubhouse with a newer kitchen Fitness room Electric vehicle charging stations Located within the highly rated Placentia-Yorba Linda School District (Woodsboro Elementary, Bernardo Yorba Middle, Esperanza High), this home is also conveniently close to shopping, dining, and major freeways—making daily life both easy and enjoyable. Just 11 miles from the Happiest Place on Earth—Disneyland! Don’t miss your chance to own this move-in ready home in one of Anaheim’s most welcoming communities!

Key facts

• Solar-heated pool
• Newer water heater
• Fitness room

Tags

• ATTACHED 2-CAR GARAGE
• NEWER AIR CONDITIONING SYSTEM
• NEWER WATER HEATER
• SOLAR-HEATED POOL
• FITNESS ROOM
• CONVENIENTLY CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $306k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Placentia-Yorba Linda Unified (suburban): math 48% / reading 66% proficiency, ranked #78 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 62 active listings in the ZIP; 16 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).
• This rent runs 31% of the median local income ($139k/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 $10k 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 85 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $150k; list at $325k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $294,085
• List price: $325,000
• Delta: 10.51%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5815 E La Palma Ave #123	0.00mi	3/2.0	1,248 (-1%)	15mo	$245,000	$196	86
5815-240 NW La Palma Ave #240	0.00mi	3/2.0	1,248 (-1%)	18mo	$240,864	$193	84
5815 E La Palma Ave #296	0.00mi	3/2.0	1,287 (+2%)	15mo	$230,000	$179	84
5815 E La Palma Ave #282	0.00mi	3/2.0	1,196 (-5%)	19mo	$240,864	$201	76
5815-274 E La Palma Ave NW #274	0.00mi	3/2.0	1,344 (+7%)	15mo	$259,000	$193	76
5815 E La Palma Ave #12	0.00mi	3/2.0	1,150 (-9%)	13mo	$230,000	$200	75
5815 E La Palma Ave #170	0.00mi	3/2.0	1,400 (+11%)	9mo	$310,000	$221	74
5815 E La Palma Ave #82	0.06mi	3/2.0	1,440 (+14%)	2mo	$190,000	$132	72
5815 East La Palma #244	0.20mi	3/2.0	1,152 (-8%)	12mo	$145,000	$126	67
5815 E La Palma Ave #96	0.00mi	3/2.0	1,440 (+14%)	11mo	$185,000	$128	67
5815-115 E La Palma Ave #115	0.00mi	4/2.0 (+1)	1,368 (+9%)	18mo	$274,833	$201	65
5815 E La Palma Ave #157	0.00mi	3/2.0	1,440 (+14%)	19mo	$323,000	$224	60

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-12,985
• Equity at exit: $48,459

10-year hold

• IRR: 6.5%
• Equity multiple: 1.50×
• Total profit: $45,761
• Equity at exit: $28,100

Cash invested: $91,000 (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 92807

• Rents YoY: 3.6%
• Active inventory: 62
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,590 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $590

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 79%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1265 N Chrisden St Anaheim, CA	2.0	1.0	750	$2,615	$3.49	1d	3	0.20mi
20279 Green Hill Ln Unit 1 Yorba Linda, CA	3.0	2.0	1095	$3,200	$2.92	24d	1	0.33mi
6691 Moselle Cir Yorba Linda, CA	4.0	2.5	1600	$3,900	$2.44	3d	1	0.43mi
5923 E Calle Cedro Anaheim, CA	3.0	2.0	1496	$1,750	$1.17	1d	1	0.50mi
20361 Ivy Hill Ln #12 Yorba Linda, CA	3.0	2.0	1062	$3,400	$3.20	2d	1	0.51mi
5601 E Orangethorpe Ave Anaheim, CA	2.0	1.0–2.0	767	$3,505	$4.57	1d	25	0.54mi
7566 E Woodsboro Ave Anaheim, CA	4.0	2.0	1529	$4,250	$2.78	4d	1	0.84mi
1271 N Emogene St Anaheim, CA	4.0	2.0	1609	$4,700	$2.92	20d	1	0.89mi
5540 E Vista del Este Anaheim, CA	3.0	2.5	1646	$4,100	$2.49	43d	1	1.00mi
5520 E Vista del Este Anaheim, CA	2.0	2.0	1116	$3,195	$2.86	17d	1	1.00mi
322 S Vista del Canon Anaheim, CA	2.0	2.0	1116	$3,750	$3.36	11d	1	1.18mi
5751 Kingsbriar Dr Yorba Linda, CA	3.0	2.0	1465	$4,200	$2.87	43d	1	1.21mi
5641 Lynnbrook Plz Yorba Linda, CA	3.0	2.0	1635	$4,500	$2.75	43d	1	1.32mi
19032 Alamo Ln #219 Yorba Linda, CA	3.0	2.0	1165	$3,800	$3.26	43d	1	1.37mi
19032 Alamo Ln Yorba Linda, CA	3.0	2.0	1165	$3,800	$3.26	24d	1	1.37mi
5761 Stradella Rd Yorba Linda, CA	4.0	2.0	1776	$5,300	$2.98	24d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $325,000 Active 85 DOM
2. 2026-06-17
   days on market $325,000 Active 84 DOM
3. 2026-06-16
   days on market $325,000 Active 83 DOM
4. 2026-06-15
   days on market $325,000 Active 82 DOM
5. 2026-06-13
   days on market $325,000 Active 80 DOM
6. 2026-06-13
   days on market $325,000 Active 79 DOM
7. 2026-06-09
   days on market $325,000 Active 76 DOM
8. 2026-06-08
   days on market $325,000 Active 75 DOM
9. 2026-06-07
   days on market $325,000 Active 74 DOM
10. 2026-06-04
    days on market $325,000 Active 71 DOM
11. 2026-06-03
    days on market $325,000 Active 70 DOM
12. 2026-06-02
    days on market $325,000 Active 69 DOM
13. 2026-06-01
    days on market $325,000 Active 68 DOM
14. 2026-05-31
    days on market $325,000 Active 67 DOM
15. 2026-05-04
    price $325,000 2011-char remark

    Show marketing remark (2011 chars)

    Welcome to one of the BEST-VALUED homes in Friendly Village, featuring a RARE attached 2-car garage and a NEWER 2003 build - Skyline home, ideally located in the highly desirable Friendly Village All-Ages Community in Anaheim, CA. This well-maintained newer home offers modern comfort with stylish finishes throughout. Featuring 3 bedrooms and 2 bathrooms, the spacious and open floor plan is filled with natural light, creating a warm and inviting atmosphere. The kitchen showcases durable porcelain flooring, ample cabinetry, and comes equipped with appliances—perfect for both everyday living and entertaining. Bathrooms feature attractive porcelain flooring for a clean, updated feel and two updated "lighted mirrors" in each bathroom. The private primary suite is designed for comfort, complete with a relaxing spa tub, separate walk-in shower, and dual sinks. Additional bedrooms provide versatility for guests, children, hobbies, or a home office. Additional highlights include: Newer air conditioning system Newer water heater Washer and dryer included Attached 2-car garage This home has already had a pre-home inspection, which is available for review, with only minor repairs noted—offering added confidence for buyers. As you arrive, you’ll be welcomed by a charming front porch—perfect for enjoying your morning coffee or relaxing in the evening. Friendly Village offers resort-style amenities including: Solar-heated pool and spa Clubhouse with a newer kitchen Fitness room Electric vehicle charging stations Located within the highly rated Placentia-Yorba Linda School District (Woodsboro Elementary, Bernardo Yorba Middle, Esperanza High), this home is also conveniently close to shopping, dining, and major freeways—making daily life both easy and enjoyable. Just 11 miles from the Happiest Place on Earth—Disneyland! Don’t miss your chance to own this move-in ready home in one of Anaheim’s most welcoming communities!

16. 2026-03-25
    listed $335,000 Active 2011-char remark

    Show marketing remark (2011 chars)

    Welcome to one of the BEST-VALUED homes in Friendly Village, featuring a RARE attached 2-car garage and a NEWER 2003 build - Skyline home, ideally located in the highly desirable Friendly Village All-Ages Community in Anaheim, CA. This well-maintained newer home offers modern comfort with stylish finishes throughout. Featuring 3 bedrooms and 2 bathrooms, the spacious and open floor plan is filled with natural light, creating a warm and inviting atmosphere. The kitchen showcases durable porcelain flooring, ample cabinetry, and comes equipped with appliances—perfect for both everyday living and entertaining. Bathrooms feature attractive porcelain flooring for a clean, updated feel and two updated "lighted mirrors" in each bathroom. The private primary suite is designed for comfort, complete with a relaxing spa tub, separate walk-in shower, and dual sinks. Additional bedrooms provide versatility for guests, children, hobbies, or a home office. Additional highlights include: Newer air conditioning system Newer water heater Washer and dryer included Attached 2-car garage This home has already had a pre-home inspection, which is available for review, with only minor repairs noted—offering added confidence for buyers. As you arrive, you’ll be welcomed by a charming front porch—perfect for enjoying your morning coffee or relaxing in the evening. Friendly Village offers resort-style amenities including: Solar-heated pool and spa Clubhouse with a newer kitchen Fitness room Electric vehicle charging stations Located within the highly rated Placentia-Yorba Linda School District (Woodsboro Elementary, Bernardo Yorba Middle, Esperanza High), this home is also conveniently close to shopping, dining, and major freeways—making daily life both easy and enjoyable. Just 11 miles from the Happiest Place on Earth—Disneyland! Don’t miss your chance to own this move-in ready home in one of Anaheim’s most welcoming communities!

17. 2026-03-10
    historical
18. 2025-12-15
    price $340,000
19. 2025-12-14
    listed $340 Active
20. 2017-05-19
    soldstatus $149,900 Closed Sale
21. 2017-05-03
    status Pending Sale
22. 2017-04-27
    listed $149,900 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥96°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,082
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,447
• − Management: −$3,447
• − Depreciation: −$9,455
• Taxable income: $2,029
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $6,596/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: Placentia-Yorba Linda Unified
• NCES district ID: 0630660
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $87,455
• Composite: 52.1/100
• National rank: #1622
• State rank: #78 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 37,296
• Household income: $138,741
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 664.0

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: White 52% Hispanic / Latino 24% Asian 18% Two or more races 15%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Romanian 2% Iranian 1%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 68% English-only · Spanish 14% Other Indo-European 6% Vietnamese 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: ▼ -807.73%
• Current HPI: 373.7606
• Rent YoY: ▲ 3.56%
• 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

+116.8% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $325,000 CRMLS
• 2026-03-25 Listed $335,000 CRMLS
• 2026-03-10 Listing Removed — CRMLS
• 2025-12-15 Price Changed $340,000 CRMLS
• 2025-12-14 Listed $340 CRMLS
• 2017-05-19 Sold (MLS) $149,900 CRMLS
• 2017-05-03 Pending — CRMLS
• 2017-04-27 Listed $149,900 CRMLS

Property tax history

-3.1%/yr

Latest (2025): $400 · +0.1% YoY. Source: county tax records.