9080 Bloomfield Ave #20 · Cypress, CA 90630

$167,000

3 bd · 2.0 ba · 1,034 sqft · Manufactured · 19 Days on market

Built 1994 Est $174k · 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 +9.2/15.0
• Schools +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to easy living in Lincoln Center! This move-in ready and thoughtfully maintained 3-bed, 2-bath home features 1,034 square feet of well-maintained living space in a sought-after all-ages community in the heart of Cypress. Inside, vaulted ceilings and skylights fill the bright living room with natural light, complemented by warm laminate wood flooring throughout. The kitchen features ample cabinetry and flows easily into the dining area, ideal for everyday meals or entertaining. A spacious primary suite with a walk-in closet, a second full bath, and an indoor laundry room round out a layout that works equally well for families, guests, or a home office setup. Outdoor living is a

Key facts

• 3 parking spots
• Community pool
• Built 1994

Property features AI

Finance

• Other: Park name: Lincold Center; Pets allowed with size/number/breed limits (call for details)
• HOA & community: Street lighting in the community; Land lease: $2,500 monthly

Exterior

• Parking: Attached carport with 3 parking spaces
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected
• Home design: Single-story mobile home (model 3443B); Entry level 1; Mobile home remains on site
• Construction: Pier jacks foundation; Estimated living area; Total of 1 story; Mobile dimensions approximately 11' x 44'
• Exterior features: Vinyl and brick wall fencing; Back yard; Community pool; One shed on property; 0-1 unit/acre lot setting

Interior

• Kitchen: Gas range; Dishwasher; Laminate counters
• Bedrooms: Primary bedroom with walk-in closet and primary suite
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling (see remarks)
• Interior features: High ceilings (9 feet+); Double pane windows; Skylights; Ground level entry with steps; One-level living
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room/area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $167k.

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 $167k).
• Recommended offer: $164k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 2.2% in Cypress — 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 74/100 on livability (#141 in CA, #4,900 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, commute A; Watch: health & safety D, cost of living F.
• Cypress Elementary (suburban): math 67% / reading 69% proficiency, ranked #117 of 1,400 in CA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 70 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 30% of the median local income ($130k/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 + 1.7% rent growth), your $47k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $164,495 (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: 1.97% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.20%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $173,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #135	0.00mi	3/2.0	1,056 (+2%)	4mo	$185,000	$175	93
9080 Bloomfield Ave #79	0.12mi	3/2.0	1,040 (+1%)	1mo	$129,900	$125	92
9080 Bloomfield Ave #134	0.00mi	3/2.0	1,044 (+1%)	11mo	$175,000	$168	89
9080 Bloomfield Ave #77	0.09mi	3/2.0	1,100 (+6%)	4mo	$168,000	$153	82
9080 Bloomfield Ave #272	0.00mi	3/2.0	1,122 (+8%)	11mo	$185,000	$165	77
12550 Carson St #21	0.30mi	3/2.0	1,056 (+2%)	9mo	$186,500	$177	75
22221 S Bloomfield Ave #16	0.29mi	2/2.0 (-1)	1,080 (+4%)	3mo	$180,000	$167	72
9080 Bloomfield Ave #213	0.00mi	3/2.0	1,170 (+13%)	12mo	$185,000	$158	68
12550 Carson St #124	0.30mi	2/2.0 (-1)	1,000 (-3%)	13mo	$200,000	$200	65
12550 Carson St #57	0.30mi	2/2.0 (-1)	880 (-15%)	8mo	$175,000	$199	50
12550 Carson St #96	0.30mi	2/2.0 (-1)	880 (-15%)	11mo	$145,000	$165	47
12550 E Carson St #29	0.30mi	2/2.0 (-1)	880 (-15%)	12mo	$175,000	$199	47

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.31×
• Total profit: $61,032
• Equity at exit: $24,900

10-year hold

• IRR: 38.0%
• Equity multiple: 4.32×
• Total profit: $155,100
• Equity at exit: $14,439

Cash invested: $46,760 (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 90630

• Rents YoY: 1.7%
• Active inventory: 70
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,296 high
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $1,450

Break-even live

Break-even rent $1,461

Max offer price $167,000

Occupancy floor 51%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 Casa Grande Cir Cypress, CA	1.0–2.0	1.0–1.5	811	$2,837	$3.50	1d	6	0.20mi
4550 Lincoln Ave Cypress, CA	1.0–2.0	1.0–2.0	860	$3,225	$3.75	1d	3	0.36mi
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	1d	1	0.50mi
12750 Centralia St Lakewood, CA	2.0	1.0–1.5	1056	$3,350	$3.17	3d	2	0.52mi
12750 Centralia St #43 Lakewood, CA	2.0	1.5	1056	$3,500	$3.31	17d	1	0.55mi
22003 Belshire Ave #9 Hawaiian Gardens, CA	2.0	2.0	1140	$2,900	$2.54	43d	1	0.66mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	1d	1	0.70mi
4812 Grace Ave Unit C Cypress, CA	2.0	2.0	900	$2,395	$2.66	13d	1	0.80mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	43d	1	0.81mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	10d	1	0.85mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	1d	1	0.85mi
12100 226th St Hawaiian Gardens, CA	2.0	1.0	757	$2,195	$2.90	3d	1	0.92mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	1d	1	0.98mi
21526 Juan Ave Hawaiian Gardens, CA	2.0	2.0	1200	$3,000	$2.50	24d	1	0.99mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	43d	1	1.03mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.05mi
10403 Stratton Ct Cypress, CA	4.0	2.5	1327	$3,600	$2.71	43d	1	1.21mi
5422 Bishop St Cypress, CA	2.0	1.0	800	$2,750	$3.44	1d	1	1.22mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	2d	27	1.24mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	2d	1	1.24mi
5477 Twin Lakes Dr Cypress, CA	2.0	1.0	1156	$2,495	$2.16	1d	1	1.25mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	22d	1	1.25mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	17d	1	1.25mi
8626 Watson St Unit 8650-E Cypress, CA	2.0	1.0	900	$2,350	$2.61	10d	1	1.29mi
8626 Watson St Unit 8644 Cypress, CA	2.0	1.0	900	$2,450	$2.72	1d	1	1.29mi
8791 Walker St Cypress, CA	1.0–2.0	1.0	830	$2,535	$3.05	1d	8	1.30mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.31mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.31mi
20743 Elaine Ave Lakewood, CA	2.0	1.0	740	$2,650	$3.58	7d	1	1.32mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	43d	1	1.37mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	20d	1	1.41mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	43d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $167,000 Active 19 DOM
2. 2026-06-17
   days on market $167,000 Active 18 DOM
3. 2026-06-16
   days on market $167,000 Active 17 DOM
4. 2026-06-15
   days on market $167,000 Active 16 DOM
5. 2026-06-13
   days on market $167,000 Active 14 DOM
6. 2026-06-13
   days on market $167,000 Active 13 DOM
7. 2026-06-09
   days on market $167,000 Active 10 DOM
8. 2026-06-08
   days on market $167,000 Active 9 DOM
9. 2026-06-07
   days on market $167,000 Active 8 DOM
10. 2026-06-04
    days on market $167,000 Active 5 DOM
11. 2026-06-03
    days on market $167,000 Active 4 DOM
12. 2026-06-02
    days on market $167,000 Active 3 DOM
13. 2026-06-01
    days on market $167,000 Active 2 DOM
14. 2026-05-22
    historical $167,000

ⓘ 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 5/10 Major 7 d/yr ≥89°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,551
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$835
• − Repairs & maintenance: −$3,164
• − Management: −$3,164
• − Depreciation: −$4,858
• Taxable income: $15,670
• Est. tax owed @ 24.0%: −$3,761
• After-tax cash flow: $13,636/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: Cypress Elementary
• NCES district ID: 0610440
• Math proficiency: 67% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $83,769
• Composite: 62.21/100
• National rank: #1446
• State rank: #117 of 1400 in CA

Livability — Cypress

• Score: 74/100
• State rank: #141
• US rank: #4900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, CA
• County: Orange County · 3,096,323 people
• City population: 49,318
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,318
• Household income: $130,154
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1431.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% White 31% Hispanic / Latino 22% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 57% English-only · Spanish 12% Korean 11% Chinese 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: ▼ -870.99%
• Current HPI: 402.6083
• Rent YoY: ▲ 1.69%
• 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

• 2026-05-22 Coming Soon $167,000 CRMLS

Property tax history

-5.9%/yr

Latest (2025): $130 · -7.2% YoY. Source: county tax records.