314 Magpie · Fountain Valley, CA 92708

$165,000

2 bd · 2.0 ba · 1,356 sqft · Manufactured · 66 Days on market

Built 1992 19 ac lot Est $161k · at est. ↓ 5% since listing

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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 +6.5/15.0
• Schools +6.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedroom + den/office. Could easily be converted to a 3rd bedroom just by adding a closet. 2 bath, wood flooring, inviting front porch, vaulted ceilings, move in ready.

Key facts

• 18.59 acre lot
• Community pool
• Built 1992

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed — contact manager
• Financial info: Monthly land lease of $1,950 (park-operated)
• HOA & community: Senior community; Suburban community

Exterior

• Parking: Located in Rancho La Siesta mobile home park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Estimated year built
• Construction: Mobile home approximately 24 ft wide by 57 ft long; Estimated living area
• Exterior features: Community pool; Level with street lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry on the main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 2.0% in Fountain Valley — 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 64/100 on livability (#403 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, crime B; Watch: commute F, cost of living F, health & safety F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+3.1%/yr); 57 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 40% of the median local income ($115k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.1% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.34% ✓
• Cap rate: 20.16%
• Cash-on-cash: 49.54%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $161,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Myna Ln	0.07mi	2/2.0	1,334 (-2%)	8mo	$159,000	$119	87
310 Magpie	0.00mi	3/2.0 (+1)	1,440 (+6%)	2mo	$195,000	$135	83
201 Road Runner	0.22mi	3/2.0 (+1)	1,344 (-1%)	3mo	$87,000	$65	81
715 Catalpa Ln	0.13mi	2/2.0	1,440 (+6%)	6mo	$125,000	$87	79
411 Gold Finch Ln	0.10mi	3/2.0 (+1)	1,506 (+11%)	1mo	$240,000	$159	71
907 Ironwood	0.18mi	3/2.0 (+1)	1,200 (-12%)	2mo	$235,000	$196	66
209 Road Runner	0.18mi	3/2.0 (+1)	1,512 (+12%)	2mo	$165,000	$109	66
203 Parrot Ln	0.29mi	3/2.0 (+1)	1,440 (+6%)	8mo	$170,000	$118	64
302 Magpie Ln	0.00mi	3/2.0 (+1)	1,520 (+12%)	14mo	$265,000	$174	63
130 Sumac Ln	0.23mi	3/2.0 (+1)	1,240 (-9%)	9mo	$148,000	$119	62
108 Pigeon Ln	0.34mi	3/2.0 (+1)	1,512 (+12%)	5mo	$170,000	$112	56
701 Catalpa Ln	0.13mi	3/2.0 (+1)	1,545 (+14%)	15mo	$252,500	$163	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 3.06×
• Total profit: $95,259
• Equity at exit: $24,602

10-year hold

• IRR: 53.1%
• Equity multiple: 6.23×
• Total profit: $241,518
• Equity at exit: $14,266

Cash invested: $46,200 (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 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,858 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $1,907

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 46%

Sensitivity live

Price	-10% $2,021	-5% $1,964	+0% $1,907	+5% $1,850	+10% $1,793
Rent	-10% $1,602	-5% $1,755	+0% $1,907	+5% $2,060	+10% $2,212
Rate	-1.0pp $1,990	-0.5pp $1,949	base $1,907	+0.5pp $1,864	+1.0pp $1,821

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	18d	1	0.05mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	23d	1	0.24mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	0d	1	0.48mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	0d	1	0.51mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	0d	1	0.78mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	0d	10	0.80mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	18d	1	0.84mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	16d	1	0.84mi
17375 Brookhurst St Fountain Valley, CA	1.0–2.0	1.0	860	$2,720	$3.16	0d	6	0.96mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	25d	1	0.96mi
19132 Magnolia St Huntington Beach, CA	1.0–2.0	1.0–2.0	920	$2,945	$3.20	0d	6	1.02mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	3d	1	1.09mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	0d	1	1.12mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	4d	1	1.15mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	0d	25	1.19mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	12d	1	1.23mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	25d	1	1.24mi
9440 Clover Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	863	$2,699	$3.13	0d	3	1.31mi
8402 Slater Ave Huntington Beach, CA	2.0	1.0	900	$3,200	$3.56	2d	1	1.34mi
10244 Warner Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	861	$3,283	$3.81	0d	22	1.38mi
10320 Warner Ave Fountain Valley, CA	1.0–2.0	1.0	851	$2,750	$3.23	0d	1	1.45mi
8945 Riverbend Dr Huntington Beach, CA	1.0–2.0	1.0–2.0	772	$3,580	$4.63	0d	3	1.49mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	2d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 66 DOM
2. 2026-06-18
   days on market $165,000 Active 63 DOM
3. 2026-06-17
   days on market $165,000 Active 62 DOM
4. 2026-06-16
   days on market $165,000 Active 61 DOM
5. 2026-06-15
   days on market $165,000 Active 60 DOM
6. 2026-06-13
   days on market $165,000 Active 58 DOM
7. 2026-06-13
   days on market $165,000 Active 57 DOM
8. 2026-06-09
   days on market $165,000 Active 54 DOM
9. 2026-06-08
   days on market $165,000 Active 53 DOM
10. 2026-06-07
    days on market $165,000 Active 52 DOM
11. 2026-06-04
    days on market $165,000 Active 49 DOM
12. 2026-06-03
    days on market $165,000 Active 48 DOM
13. 2026-06-02
    pricedays on market $165,000 Active 47 DOM
14. 2026-06-01
    days on market $188,500 Active 46 DOM
15. 2026-05-31
    days on market $188,500 Active 45 DOM
16. 2026-04-16
    listed $188,500 Active
17. 2026-04-15
    historical
18. 2026-02-20
    price $188,500
19. 2025-11-15
    listed $199,000 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 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,291
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$3,703
• − Management: −$3,703
• − Depreciation: −$4,800
• Taxable income: $21,542
• Est. tax owed @ 24.0%: −$5,170
• After-tax cash flow: $17,716/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Fountain Valley

• Score: 64/100
• State rank: #403
• US rank: #13744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Valley, CA
• County: Orange County · 3,096,323 people
• City population: 56,258
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,258
• Household income: $115,237
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1924.0

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 0.69)
• Race & ethnicity: White 38% Asian 37% Hispanic / Latino 17% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, China
• Languages at home: 54% English-only · Vietnamese 22% Spanish 10% Arabic 4%

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: ▼ -928.61%
• Current HPI: 462.4337
• Rent YoY: ▲ 3.12%
• 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

-5.3% since first listed

4 events — show timeline

• 2026-04-16 Listed $188,500 CRMLS
• 2026-04-15 Listing Removed — CRMLS
• 2026-02-20 Price Changed $188,500 CRMLS
• 2025-11-15 Listed $199,000 CRMLS

Property tax history

-9.7%/yr

Latest (2025): $62 · -0.4% YoY. Source: county tax records.