825 W La Palma Ave SPC 46 · Anaheim, CA 92801

$112,888

3 bd · 1.0 ba · 850 sqft · Manufactured · 31 Days on market

Built 1985 1.54 ac lot

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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
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

A spacious 3-bedroom, 1-bath manufactured home offering approximately 850 sq ft of comfortable living space. Situated in the welcoming Rancho La Palma Mobile Estates community, this home features a functional layout with plenty of natural light and a cozy atmosphere perfect for families or first-time buyers. Conveniently located near shopping centers, restaurants, schools, parks, and major freeways including the 5 and 91, this property combines comfort and accessibility in the heart of North Anaheim.

Key facts

• Shopping centers
• Manufactured home
• Natural light

Tags

• MANUFACTURED HOME
• RANCHO LA PALMA MOBILE ESTATES
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• SHOPPING CENTERS
• RESTAURANTS

Property features AI

Finance

• Other: Total units: 1; Accessibility: 2+ access exits; Living area source: assessor's data; Lot size source: other; Access via maintained city streets
• HOA & community: Land lease community with $1,500 land lease

Exterior

• Parking: Assigned parking
• Utilities: 220V electrical system throughout; Public/district water; Sewer: other
• Home design: Manufactured house; Attached end unit with one common wall; Faces east; Single story; Entry at ground level
• Construction: Asbestos shingle roof; Year built per assessor; No ADU
• Exterior features: Patio; No pool; 2–5 units per acre lot characteristic; Storm drains in community

Interior

• Kitchen: 6-burner stove
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom with bathtub and shower-in-tub
• Heating & cooling: Wall heater; Wall/window cooling
• Interior features: Laminate counters; Kitchen island; Breakfast counter / bar; All bedrooms on main level; Ground-level entry; One-level home
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 2.1% 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.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.1%/yr); 72 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 44% 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 $780 of loan paydown is wiped out by about $3k 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 + 5.1% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

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 $109,501 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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?
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: 2.70% ✓
• Cap rate: 23.56%
• Cash-on-cash: 61.67%
• DSCR: 3.74
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 63.0%
• Equity multiple: 3.91×
• Total profit: $91,872
• Equity at exit: $16,832

10-year hold

• IRR: 68.2%
• Equity multiple: 8.65×
• Total profit: $241,957
• Equity at exit: $9,760

Cash invested: $31,609 (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 92801

• Rents YoY: 5.1%
• Active inventory: 72
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$592
• Tax est. 1.5%: −$141 /mo · $1,693/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $1,624

Break-even live

Break-even rent $988

Max offer price $112,888

Occupancy floor 42%

Sensitivity live

Price	-10% $1,702	-5% $1,663	+0% $1,624	+5% $1,585	+10% $1,546
Rent	-10% $1,384	-5% $1,504	+0% $1,624	+5% $1,745	+10% $1,865
Rate	-1.0pp $1,681	-0.5pp $1,653	base $1,624	+0.5pp $1,595	+1.0pp $1,565

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: $28,222
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 W Romneya Dr Anaheim, CA	2.0–3.0	2.0	1241	$4,795	$3.86	0d	10	0.23mi
810 N Loara St Anaheim, CA	1.0–2.0	1.0–2.0	820	$2,610	$3.18	0d	6	0.46mi
1501 S Highland Ave Unit 1541K Fullerton, CA	2.0	2.0	950	$2,905	$3.06	0d	1	0.50mi
1501 S Highland Ave Unit 1611O Fullerton, CA	2.0	2.0	950	$2,885	$3.04	11d	1	0.50mi
1501 S Highland Ave Unit 1551O Fullerton, CA	2.0	2.0	950	$2,795	$2.94	20d	1	0.50mi
1501 S Highland Ave Unit 1551N Fullerton, CA	2.0	1.0	850	$2,900	$3.41	0d	1	0.50mi
1501 S Highland Ave Unit 1571M Fullerton, CA	2.0	1.0	850	$2,745	$3.23	0d	1	0.50mi
1501 S Highland Ave Unit 1631M Fullerton, CA	2.0	1.0	850	$2,780	$3.27	0d	1	0.50mi
1501 S Highland Ave Unit 1601G Fullerton, CA	2.0	2.0	950	$2,970	$3.13	25d	1	0.50mi
1415 W North St Anaheim, CA	1.0–2.0	1.0–2.0	945	$2,907	$3.07	0d	4	0.54mi
1480 S Highland Ave Fullerton, CA	2.0	1.0–2.0	792	$3,110	$3.92	25d	4	0.59mi
620 N Janss Way Unit 2 Anaheim, CA	3.0	1.0	1000	$3,300	$3.30	0d	1	0.64mi
801 N Loara St Anaheim, CA	1.0–2.0	1.0	797	$2,592	$3.25	0d	6	0.65mi
1236 N Dresden Pl Unit C Anaheim, CA	2.0	1.0	800	$2,750	$3.44	0d	1	0.68mi
790 N Euclid St Anaheim, CA	2.0	2.0–2.5	949	$2,925	$3.08	6d	1	0.72mi
1619 W Crescent Ave Anaheim, CA	2.0	1.0–2.0	727	$2,865	$3.94	0d	13	0.77mi
1311 S Highland Ave Fullerton, CA	1.0–2.0	1.0–2.0	826	$2,050	$2.48	2d	1	0.77mi
251 Orangefair Ave Fullerton, CA	2.0	1.0–2.0	966	$3,916	$4.05	0d	29	0.79mi
525 W Woodcrest Ave Fullerton, CA	2.0	1.0	800	$2,500	$3.12	19d	1	0.79mi
1750 W Romneya Dr Anaheim, CA	2.0	1.0–2.0	830	$2,700	$3.25	0d	1	0.84mi
729 N Sabina St Anaheim, CA	3.0	2.0	880	$4,000	$4.55	3d	1	1.02mi
1777 W Glencrest Ave Anaheim, CA	2.0	1.0	833	$2,560	$3.07	0d	1	1.03mi
1810 W Greenleaf Ave Anaheim, CA	2.0	1.0	1000	$2,295	$2.29	0d	1	1.07mi
1834 W Greenleaf Ave Unit C Anaheim, CA	2.0	1.0	1000	$2,100	$2.10	13d	1	1.11mi
1826 W Gramercy Ave Unit 28-B Anaheim, CA	2.0	1.0	900	$2,150	$2.39	0d	1	1.12mi
1000 E La Palma Ave Anaheim, CA	1.0–2.0	1.0–2.0	806	$2,470	$3.06	0d	1	1.16mi
203 S Ohio St Anaheim, CA	2.0	1.0	900	$2,600	$2.89	17d	1	1.16mi
1600 W Lincoln Ave Anaheim, CA	3.0	1.0–2.0	1181	$4,907	$4.15	0d	20	1.20mi
603 N Chippewa Ave Anaheim, CA	1.0–2.0	1.0–2.0	871	$2,575	$2.95	0d	3	1.22mi
650 W Broadway Anaheim, CA	2.0	1.0–2.0	701	$2,933	$4.18	0d	6	1.23mi
127 W Valencia Dr Unit A Fullerton, CA	3.0	2.0	1000	$3,500	$3.50	0d	1	1.28mi
125 W Valencia Dr Unit A Fullerton, CA	3.0	1.0	1100	$3,400	$3.09	0d	1	1.28mi
443 W Valencia Dr Apt B Fullerton, CA	2.0	1.5	938	$2,500	$2.67	0d	1	1.29mi
1631 W Pampas Ln Anaheim, CA	2.0	2.0	1044	$2,450	$2.35	0d	2	1.29mi
406 S Illinois St Anaheim, CA	2.0	1.0	1052	$3,695	$3.51	23d	1	1.32mi
1118 W Fay Ln Unit 2 Anaheim, CA	2.0	2.0	680	$2,650	$3.90	0d	1	1.32mi
1127 N Briarwood St Anaheim, CA	2.0	1.0	800	$2,700	$3.38	0d	1	1.35mi
420 N Vine St Anaheim, CA	1.0–3.0	1.0	1000	$3,450	$3.45	12d	2	1.35mi
475 E Center St Anaheim, CA	1.0–2.0	1.0–2.0	849	$3,445	$4.06	0d	1	1.38mi
1780 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	783	$2,870	$3.67	0d	6	1.43mi

Listing history 16 events

1. 2026-06-21
   days on market $112,888 Active 31 DOM
2. 2026-06-18
   days on market $112,888 Active 28 DOM
3. 2026-06-17
   pricedays on market $112,888 Active 27 DOM
4. 2026-06-16
   days on market $118,888 Active 26 DOM
5. 2026-06-15
   days on market $118,888 Active 25 DOM
6. 2026-06-13
   days on market $118,888 Active 23 DOM
7. 2026-06-13
   days on market $118,888 Active 22 DOM
8. 2026-06-09
   days on market $118,888 Active 19 DOM
9. 2026-06-08
   days on market $118,888 Active 18 DOM
10. 2026-06-07
    days on market $118,888 Active 17 DOM
11. 2026-06-04
    days on market $118,888 Active 14 DOM
12. 2026-06-03
    days on market $118,888 Active 13 DOM
13. 2026-06-02
    days on market $118,888 Active 12 DOM
14. 2026-06-01
    days on market $118,888 Active 11 DOM
15. 2026-05-31
    days on market $118,888 Active 10 DOM
16. 2026-05-21
    listed $118,888 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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,524
• − Mortgage interest: −$6,323
• − Property taxes: −$1,693
• − Insurance: −$564
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − Depreciation: −$3,284
• Taxable income: $18,815
• Est. tax owed @ 24.0%: −$4,516
• After-tax cash flow: $14,977/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 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): 60,547
• Household income: $83,725
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 3604.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 19% Asian 19% White 16% Black 4%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Russian 1% Lithuanian 1%
• Foreign-born: 41% · Canada, Vietnam, South Korea
• Languages at home: 30% English-only · Spanish 48% Tagalog/Filipino 5% Vietnamese 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: ▼ -723.92%
• Current HPI: 446.9118
• Rent YoY: ▲ 5.13%
• 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

• 2026-05-21 Listed $118,888 CRMLS

Property tax history

+1.6%/yr

Latest (2025): $40 · +2900.0% YoY. Source: county tax records.