6741 Lincoln #15 · Buena Park, CA 90620

$145,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 87 Days on market

Built 1975 Est $172k · 16% 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 +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable 55+ community in Buena Park, this end-unit home offers plenty of space inside and out. The mobile home features two bedrooms, two bathrooms with walk-in showers, and an additional room that can be used as a third bedroom. Additional highlights include a covered carport, a large front porch, and two storage sheds. Conveniently located near retail stores, returants and public transportation.

Key facts

• Large front porch
• Covered carport
• End-unit home

Tags

• END-UNIT HOME
• COVERED CARPORT
• LARGE FRONT PORCH
• TWO STORAGE SHEDS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Manager approval required for residency; Pets: contact manager for details; Rent includes electric, trash and water
• Financial info: Land lease (park) listed with a monthly fee
• HOA & community: Senior community; Sidewalks in community; Community pool

Exterior

• Parking: Attached carport with space for 3 vehicles; Park name: Buena Villa
• Utilities: Public sewer; District/Public water
• Home design: Mobile home remains in place; Double body type; Single story; Entry at main level
• Construction: Mobile dimensions approximately 12 x 56; Year built source: Assessor
• Exterior features: Porch; Concrete patio; Yard; Two sheds

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathrooms include closets and walk-in showers
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home with main entry; Community spa; Bonus room
• Laundry & utility: Inside laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.2% in Buena Park — 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 68/100 on livability (#300 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, amenities A; Watch: schools C-, health & safety D, cost of living F.
• Centralia Elementary (suburban): math 59% / reading 63% proficiency, ranked #213 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 47 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 $1k 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 + 1.3% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($136k) 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.11% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.97%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $172,032
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6741 Lincoln #107	0.08mi	3/2.0 (+1)	1,300 (-3%)	1mo	$150,000	$115	84
6741 Lincoln Ave #108	0.08mi	2/2.0	1,500 (+12%)	0mo	$150,000	$100	76
6741 Lincoln Ave #165	0.08mi	2/2.0	1,422 (+6%)	14mo	$236,000	$166	75
6741 Lincoln Ave #43	0.00mi	2/2.0	1,200 (-11%)	14mo	$160,000	$133	71
6741 Lincoln Ave #24	0.08mi	2/2.0	1,440 (+7%)	18mo	$170,000	$118	69
6741 Lincoln Ave #76	0.08mi	2/2.0	1,440 (+7%)	23mo	$189,500	$132	65
6741 Lincoln Ave #152	0.08mi	3/2.0 (+1)	1,440 (+7%)	19mo	$185,000	$128	64
6741 Lincoln Ave #156	0.16mi	2/2.0	1,440 (+7%)	21mo	$195,000	$135	63
6741 Lincoln Ave #114	0.12mi	2/2.0	1,440 (+7%)	24mo	$147,500	$102	63

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.53×
• Total profit: $61,918
• Equity at exit: $21,620

10-year hold

• IRR: 42.5%
• Equity multiple: 4.71×
• Total profit: $150,448
• Equity at exit: $12,537

Cash invested: $40,600 (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 90620

• Rents YoY: 1.3%
• Active inventory: 47
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,066 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $1,420

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 49%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 W Del Monte Dr Unit 7 Anaheim, CA	2.0	1.5	900	$2,195	$2.44	17d	1	0.26mi
217 S Knott Ave Anaheim, CA	2.0	2.0	912	$2,450	$2.69	1d	1	0.27mi
3401 W Del Monte Dr Anaheim, CA	2.0	1.0	880	$2,375	$2.70	1d	2	0.35mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1354	$3,995	$2.95	1d	1	0.36mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1358	$3,995	$2.94	4d	1	0.36mi
3320 W Mirano Dr Anaheim, CA	3.0	2.5	1591	$3,850	$2.42	1d	1	0.39mi
3300 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	809	$2,800	$3.46	1d	3	0.41mi
145 S Westchester Dr Anaheim, CA	1.0–2.0	1.0	800	$2,595	$3.24	1d	4	0.46mi
6386 Lincoln Ave Buena Park, CA	1.0	1.0	900	$2,400	$2.67	4d	1	0.51mi
6386 Lincoln Ave Buena Park, CA	1.0	1.0	900	$2,400	$2.67	2d	1	0.51mi
3601 W Orange Ave Anaheim, CA	2.0	1.0	900	$2,695	$2.99	1d	1	0.53mi
3233 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	855	$2,700	$3.16	1d	5	0.56mi
6490 Crescent Ave Buena Park, CA	2.0	1.0–2.0	915	$2,400	$2.62	1d	1	0.57mi
3931 W Orange Ave Anaheim, CA	1.0–2.0	1.0	847	$2,699	$3.18	1d	6	0.58mi
111 N Western Ave Anaheim, CA	1.0–2.0	1.0	846	$2,140	$2.53	1d	1	0.58mi
6460 Crescent Ave Apt 8 Buena Park, CA	2.0	2.0	970	$2,400	$2.47	1d	1	0.59mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,000	$1.89	15d	1	0.63mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,500	$2.21	2d	1	0.63mi
3428 W Orange Ave Anaheim, CA	1.0–2.0	1.0–2.0	800	$2,650	$3.31	1d	5	0.64mi
3354 W Orange Ave Anaheim, CA	2.0	1.0	1060	$2,400	$2.26	1d	1	0.69mi
6418 Orange Ave Cypress, CA	1.0–2.0	1.0–2.0	858	$2,500	$2.91	1d	2	0.76mi
704 S Knott Ave Anaheim, CA	2.0	1.0	880	$2,250	$2.56	1d	1	0.77mi
7490 Santa Elena Dr Buena Park, CA	3.0	1.5	1409	$6,000	$4.26	1d	1	0.83mi
3625 W Savanna St Anaheim, CA	2.0	2.0	1060	$2,595	$2.45	1d	1	0.88mi
8031 San Huerta Cir Buena Park, CA	3.0	2.0	1090	$3,750	$3.44	2d	1	0.89mi
120 S Grand Ave Unit 84 Anaheim, CA	2.0	1.0	875	$2,725	$3.11	1d	1	0.93mi
6051 Lemon Ave Unit C Cypress, CA	2.0	1.0	900	$2,395	$2.66	10d	1	0.94mi
6051 Lemon Ave Unit C Cypress, CA	2.0	1.0	900	$2,395	$2.66	1d	1	0.94mi
6156 Orange Ave Cypress, CA	3.0	2.5	1193	$3,850	$3.23	1d	1	0.95mi
909 S Knott Ave Anaheim, CA	1.0–2.0	1.0	880	$2,695	$3.06	1d	1	0.97mi
3070 W Del Monte Dr Anaheim, CA	1.0–2.0	1.0	858	$2,650	$3.09	1d	5	0.97mi
6032 Lime Ave Cypress, CA	3.0	2.0	1350	$7,700	$5.70	1d	1	0.98mi
460 N Santa Maria St Anaheim, CA	3.0	2.5	1765	$3,800	$2.15	18d	1	1.06mi
6741 Ball Rd Buena Park, CA	2.0	1.5	1000	$2,495	$2.50	1d	1	1.06mi
3427 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,350	$2.61	24d	1	1.06mi
9951 Holder St Cypress, CA	3.0	1.5	1200	$3,395	$2.83	1d	3	1.09mi
7334 El Domino Way Buena Park, CA	2.0	2.0	1050	$2,700	$2.57	1d	1	1.12mi
9950 Juanita St Cypress, CA	1.0–2.0	1.0	820	$2,935	$3.58	1d	9	1.15mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	18d	1	1.31mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.32mi

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 87 DOM
2. 2026-06-17
   days on market $145,000 Active 86 DOM
3. 2026-06-16
   days on market $145,000 Active 85 DOM
4. 2026-06-15
   days on market $145,000 Active 84 DOM
5. 2026-06-13
   days on market $145,000 Active 82 DOM
6. 2026-06-13
   days on market $145,000 Active 81 DOM
7. 2026-06-09
   days on market $145,000 Active 78 DOM
8. 2026-06-08
   days on market $145,000 Active 77 DOM
9. 2026-06-07
   days on market $145,000 Active 76 DOM
10. 2026-06-04
    days on market $145,000 Active 73 DOM
11. 2026-06-03
    days on market $145,000 Active 72 DOM
12. 2026-06-02
    days on market $145,000 Active 71 DOM
13. 2026-06-01
    days on market $145,000 Active 70 DOM
14. 2026-05-31
    pricedays on market $145,000 Active 69 DOM
15. 2026-03-23
    listed $155,000 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 ≥91°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: $36,790
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,943
• − Management: −$2,943
• − Depreciation: −$4,218
• Taxable income: $15,663
• Est. tax owed @ 24.0%: −$3,759
• After-tax cash flow: $13,280/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: Centralia Elementary
• NCES district ID: 0608070
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $66,022
• Composite: 55.0/100
• National rank: #2782
• State rank: #213 of 1400 in CA

Livability — Buena Park

• Score: 68/100
• State rank: #300
• US rank: #10072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Park, CA
• County: Orange County · 3,096,323 people
• City population: 82,592
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,608
• Household income: $126,094
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1075.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 39% Asian 29% White 26% Two or more races 16% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Iranian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 32% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 22% Tagalog/Filipino 8% Korean 5%

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: ▼ -964.20%
• Current HPI: 411.2003
• Rent YoY: ▲ 1.33%
• 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

• 2026-03-23 Listed $155,000 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $79 · +2.4% YoY. Source: county tax records.