9366 Talbert Aly #109 · Fountain Valley, CA 92708

$159,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 26 Days on market

Built 2000 Good condition Est $160k · at est.

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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 +7.8/15.0
• Schools +6.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Spacious 3 Bedroom, 2 Bath Home in Highly Desirable Fountain Valley Community! * * Welcome to this beautiful and spacious home located in a highly sought-after community in Fountain Valley, conveniently near schools, shopping centers, and everyday amenities. This home features an open-concept kitchen with abundant cabinet space, perfect for cooking, entertaining, and storage. Large windows bring in plenty of natural light, creating a bright and inviting atmosphere throughout. The oversized primary bedroom offers comfort and privacy, complete with a spacious walk-in closet. With its functional layout and desirable location, this home is a fantastic opportunity for families or anyon

Key facts

• Large windows
• Open-concept kitchen
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• ABUNDANT CABINET SPACE
• LARGE WINDOWS
• NATURAL LIGHT
• OVERSIZED PRIMARY BEDROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Monthly land lease: $2,600
• HOA & community: Land lease community

Exterior

• Parking: 3 covered garage/parking spaces
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home; Single story; Front entry; Mobile home dimensions approximately 56' x 25'; Mobile home remains on site
• Construction: Year built per builder
• Exterior features: Community pool; Street lighting

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Interior features: Front entry; Single-level home
• Laundry & utility: Laundry room (separate)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% 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; 36 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).
• This rent runs 43% 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.59% ✓
• Cap rate: 22.52%
• Cash-on-cash: 57.94%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Road Runner	0.25mi	3/2.0	1,344 (0%)	3mo	$87,000	$65	86
203 Parrot Ln	0.05mi	3/2.0	1,440 (+7%)	8mo	$170,000	$118	79
101 Myna Ln	0.27mi	2/2.0 (-1)	1,334 (-1%)	8mo	$159,000	$119	74
108 Pigeon Ln	0.05mi	3/2.0	1,512 (+12%)	5mo	$170,000	$112	72
130 Sumac Ln	0.16mi	3/2.0	1,240 (-8%)	9mo	$148,000	$119	72
310 Magpie	0.33mi	3/2.0	1,440 (+7%)	2mo	$195,000	$135	71
124 Sumac Ln	0.13mi	4/2.0 (+1)	1,419 (+6%)	11mo	$176,000	$124	71
209 Road Runner	0.25mi	3/2.0	1,512 (+12%)	2mo	$165,000	$109	66
411 Gold Finch Ln	0.32mi	3/2.0	1,506 (+12%)	1mo	$240,000	$159	64
715 Catalpa Ln	0.37mi	2/2.0 (-1)	1,440 (+7%)	6mo	$125,000	$87	61
907 Ironwood	0.44mi	3/2.0	1,200 (-11%)	2mo	$235,000	$196	60
302 Magpie Ln	0.33mi	3/2.0	1,520 (+13%)	14mo	$265,000	$174	51

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: 56.6%
• Equity multiple: 3.51×
• Total profit: $111,712
• Equity at exit: $23,707

10-year hold

• IRR: 61.6%
• Equity multiple: 7.20×
• Total profit: $275,878
• Equity at exit: $13,747

Cash invested: $44,520 (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: 3.2×

Monthly cashflow live

• Estimated rent: $4,112 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $2,150

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 43%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	0.15mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.31mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.41mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.53mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	1d	10	0.58mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.63mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	0.81mi
18091 Newland St Huntington Beach, CA	4.0	2.0	1200	$5,950	$4.96	1d	1	0.86mi
17375 Brookhurst St Fountain Valley, CA	1.0–2.0	1.0	860	$2,720	$3.16	1d	5	0.86mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	0.92mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	0.92mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	0.98mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	0.99mi
8402 Slater Ave Huntington Beach, CA	2.0	1.0	900	$3,200	$3.56	1d	1	1.01mi
9440 Clover Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	863	$2,718	$3.15	1d	4	1.03mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	1.04mi
8945 Riverbend Dr Huntington Beach, CA	1.0–2.0	1.0–2.0	772	$3,574	$4.63	1d	3	1.15mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	1d	1	1.17mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	1d	23	1.22mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	1d	1	1.25mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	24d	1	1.28mi
10244 Warner Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	861	$3,279	$3.81	1d	22	1.29mi
17610 Cameron Ln Unit H Huntington Beach, CA	2.0	2.5	1020	$2,700	$2.65	1d	1	1.30mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	1d	1	1.31mi
16708 Redwood St Fountain Valley, CA	4.0	4.0	1838	$7,500	$4.08	2d	1	1.33mi
10320 Warner Ave Fountain Valley, CA	1.0–2.0	1.0	851	$2,750	$3.23	1d	1	1.38mi
7881 Beachpoint Cir Unit BD19 Huntington Beach, CA	2.0	2.0	1006	$3,225	$3.21	14d	1	1.40mi
8081 Holland Dr Huntington Beach, CA	1.0–2.0	1.0	790	$2,878	$3.64	1d	9	1.40mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	2d	1	1.41mi
7901 Newman Ave Apt C Huntington Beach, CA	2.0	2.0	900	$2,425	$2.69	1d	1	1.43mi
18661 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	15d	1	1.43mi
18671 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	3d	1	1.43mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.44mi
8200 Warner Ave Huntington Beach, CA	2.0	1.0	937	$2,800	$2.99	1d	3	1.45mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	10d	1	1.45mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,969	$3.13	1d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $159,000 Active 26 DOM
2. 2026-06-17
   days on market $159,000 Active 25 DOM
3. 2026-06-16
   days on market $159,000 Active 24 DOM
4. 2026-06-15
   days on market $159,000 Active 23 DOM
5. 2026-06-13
   days on market $159,000 Active 21 DOM
6. 2026-06-13
   days on market $159,000 Active 20 DOM
7. 2026-06-09
   days on market $159,000 Active 17 DOM
8. 2026-06-08
   days on market $159,000 Active 16 DOM
9. 2026-06-07
   days on market $159,000 Active 15 DOM
10. 2026-06-04
    days on market $159,000 Active 12 DOM
11. 2026-06-03
    days on market $159,000 Active 11 DOM
12. 2026-06-02
    days on market $159,000 Active 10 DOM
13. 2026-06-01
    days on market $159,000 Active 9 DOM
14. 2026-05-31
    days on market $159,000 Active 8 DOM
15. 2026-05-23
    listed $159,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,345
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$3,948
• − Management: −$3,948
• − Depreciation: −$4,625
• Taxable income: $24,738
• Est. tax owed @ 24.0%: −$5,937
• After-tax cash flow: $19,860/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good layout and desirable location. It has a good potential for increasing value with some exterior painting and awning replacement.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value.
• Both Replace the awning if it's worn out — Improves curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace the awning if it's worn out — Improves curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-23 Listed $159,000 CRMLS