1684 Whittier Ave #20 · Costa Mesa, CA 92627

$224,900

2 bd · 2.0 ba · 800 sqft · Manufactured · 77 Days on market

Built 2001 $281/sqft · 99% above area

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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
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable coastal living just 6 miles from Newport Beach and 6.25 miles from Huntington Beach Pier. This home offers 2 bedrooms and 2 bathrooms, an inside laundry area, and parking for two cars. The kitchen features new appliances, including a stove, microwave, and refrigerator. Shed included for extra storage space. Ideally located near downtown Costa Mesa, Eastside Costa Mesa, Trader Joe’s, Sprouts, Mother’s Market, and a wide selection of shopping and dining options. Contact the listing agent to schedule a private showing.

Key facts

• Covered carport
• Natural light
• Curb appeal

Tags

• CURB APPEAL
• NATURAL LIGHT
• COVERED CARPORT
• LOW MAINTENANCE LANDSCAPING
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: schools C-, health & safety D+, crime F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 39% of the median local income ($109k/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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. 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?
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: 1.58% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.87%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $113,299
• List price: $224,900
• Delta: 98.50%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 Whittier Ave #27	0.17mi	2/1.0	800 (0%)	2mo	$80,000	$100	87
1660 Whittier Ave. #35 #35	0.02mi	2/1.0	800 (0%)	18mo	$129,000	$161	80
1660 Whittier Ave #30	0.02mi	2/1.0	696 (-13%)	11mo	$168,000	$241	64
1535 Superior Ave #33	0.65mi	2/2.0	720 (-10%)	11mo	$115,000	$160	44
1535 Superior Ave #24	0.65mi	2/2.0	880 (+10%)	23mo	$138,000	$157	34

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.62×
• Total profit: $38,823
• Equity at exit: $33,533

10-year hold

• IRR: 23.3%
• Equity multiple: 2.88×
• Total profit: $118,532
• Equity at exit: $19,445

Cash invested: $62,972 (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 92627

• Rents YoY: 1.7%
• Active inventory: 97
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,553 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $1,252

Break-even live

Break-even rent $1,967

Max offer price $224,900

Occupancy floor 60%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Monrovia Ave Costa Mesa, CA	1.0–2.0	1.0	821	$2,805	$3.42	3d	1	0.40mi
1850 Whittier Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	775	$3,657	$4.72	1d	9	0.49mi
1525 Placentia Ave Newport Beach, CA	2.0	1.0–1.5	635	$3,200	$5.04	5d	3	0.53mi
955 W 19th St Costa Mesa, CA	2.0	1.0	900	$3,043	$3.38	13d	2	0.54mi
1544 Placentia Ave Newport Beach, CA	1.0–2.0	1.0	900	$3,035	$3.37	24d	1	0.60mi
1530 Placentia Ave Newport Beach, CA	2.0	1.0	715	$2,995	$4.19	24d	1	0.60mi
825 Center St Costa Mesa, CA	2.0	1.0–2.0	850	$3,200	$3.76	24d	1	0.61mi
1433 Superior Ave Newport Beach, CA	1.0	1.0	600	$2,845	$4.74	43d	3	0.64mi
1846 Placentia Ave Apt A Costa Mesa, CA	2.0	1.0	800	$2,700	$3.38	43d	1	0.65mi
1846 Placentia Ave Apt D Costa Mesa, CA	1.0	1.0	625	$2,595	$4.15	43d	1	0.65mi
454 Bolero Way Newport Beach, CA	2.0	2.0	972	$4,195	$4.32	43d	1	0.69mi
724 W 18th St Unit 3 Costa Mesa, CA	1.0	1.0	650	$1,850	$2.85	43d	1	0.73mi
102 Scholz Plz Newport Beach, CA	1.0	1.0	726	$3,200	$4.41	43d	1	0.79mi
102 Scholz Plz Newport Beach, CA	1.0	1.0	726	$3,045	$4.19	2d	1	0.79mi
300 Cagney Ln #9 Newport Beach, CA	1.0	1.0	814	$3,700	$4.55	43d	1	0.80mi
220 Nice Ln #215 Newport Beach, CA	1.0	1.0	915	$4,500	$4.92	19d	1	0.81mi
500 Cagney Ln #109 Newport Beach, CA	1.0	1.0	900	$3,100	$3.44	43d	1	0.82mi
210 Lille Ln #208 Newport Beach, CA	2.0	2.0	1087	$8,000	$7.36	22d	1	0.86mi
625 Shalimar Dr Apt 4 Costa Mesa, CA	1.0	1.0	760	$2,550	$3.36	43d	1	0.92mi
130 47th St Newport Beach, CA	2.0	2.0	988	$5,000	$5.06	43d	1	0.93mi
280 Cagney Ln #312 Newport Beach, CA	1.0	1.0	915	$4,750	$5.19	3d	1	0.95mi
128 46th St Apt A Newport Beach, CA	2.0	1.5	1000	$5,500	$5.50	15d	1	0.95mi
119 46th St Newport Beach, CA	2.0	1.0	900	$4,500	$5.00	3d	1	0.95mi
4510 Seashore Dr Newport Beach, CA	2.0	2.0	1000	$6,150	$6.15	24d	1	0.98mi
108 Olive St Newport Beach, CA	3.0	2.0	1100	$5,650	$5.14	43d	1	1.00mi
4208 River Ave Unit B Newport Beach, CA	2.0	1.0	850	$4,500	$5.29	17d	1	1.01mi
1975 Pomona Ave Costa Mesa, CA	1.0	1.0	650	$1,995	$3.07	14d	1	1.02mi
201 E 16th St Unit C Costa Mesa, CA	2.0	1.0	1050	$3,700	$3.52	24d	1	1.08mi
201 E 16th St Unit D Costa Mesa, CA	2.0	1.0	1050	$3,700	$3.52	43d	1	1.08mi
1612 Orange Ave Costa Mesa, CA	2.0	1.0	738	$3,795	$5.14	24d	1	1.11mi
1614 Orange Ave Costa Mesa, CA	2.0	1.0	738	$3,795	$5.14	24d	1	1.11mi
226 La Jolla Dr Newport Beach, CA	2.0	1.0	1014	$7,500	$7.40	15d	1	1.12mi
2061-D Wallace Ave Costa Mesa, CA	2.0	1.5	986	$2,735	$2.77	24d	1	1.14mi
204 16th Pl Unit C Costa Mesa, CA	2.0	1.0	880	$3,100	$3.52	5d	1	1.14mi
2115 Placentia Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	725	$2,595	$3.58	2d	4	1.19mi
626 Clubhouse Ave Unit 626 Clubhouse D Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	15d	1	1.20mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	22d	1	1.21mi
502 36th St Unit A Newport Beach, CA	2.0	2.0	1015	$5,300	$5.22	43d	1	1.23mi
21661 Brookhurst St Huntington Beach, CA	1.0–2.0	1.0–2.0	933	$3,165	$3.39	1d	1	1.28mi
2151 Pacific Ave Costa Mesa, CA	2.0	2.0	908	$3,025	$3.33	43d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $224,900 Active 77 DOM
2. 2026-06-17
   days on market $224,900 Active 76 DOM
3. 2026-06-16
   days on market $224,900 Active 75 DOM
4. 2026-06-15
   days on market $224,900 Active 74 DOM
5. 2026-06-13
   days on market $224,900 Active 72 DOM
6. 2026-06-13
   days on market $224,900 Active 71 DOM
7. 2026-06-09
   days on market $224,900 Active 68 DOM
8. 2026-06-08
   days on market $224,900 Active 67 DOM
9. 2026-06-07
   days on market $224,900 Active 66 DOM
10. 2026-06-04
    days on market $224,900 Active 63 DOM
11. 2026-06-03
    days on market $224,900 Active 62 DOM
12. 2026-06-02
    days on market $224,900 Active 61 DOM
13. 2026-06-01
    days on market $224,900 Active 60 DOM
14. 2026-05-31
    days on market $224,900 Active 59 DOM
15. 2026-05-17
    status Active 544-char remark

    Show marketing remark (544 chars)

    Affordable coastal living just 6 miles from Newport Beach and 6.25 miles from Huntington Beach Pier. This home offers 2 bedrooms and 2 bathrooms, an inside laundry area, and parking for two cars. The kitchen features new appliances, including a stove, microwave, and refrigerator. Shed included for extra storage space. Ideally located near downtown Costa Mesa, Eastside Costa Mesa, Trader Joe’s, Sprouts, Mother’s Market, and a wide selection of shopping and dining options. Contact the listing agent to schedule a private showing.

16. 2026-04-02
    listed $224,900 Active 288-char remark

    Show marketing remark (288 chars)

    Clean, well-maintained home in Orange Coast Mobile Home Lodge with great curb appeal and abundant natural light from large front windows. Bright, open feel throughout. Covered carport, easy side entry, and low-maintenance landscaping. Close to shopping, dining, and everyday conveniences.

17. 2026-04-01
    status Active 544-char remark

    Show marketing remark (544 chars)

    Affordable coastal living just 6 miles from Newport Beach and 6.25 miles from Huntington Beach Pier. This home offers 2 bedrooms and 2 bathrooms, an inside laundry area, and parking for two cars. The kitchen features new appliances, including a stove, microwave, and refrigerator. Shed included for extra storage space. Ideally located near downtown Costa Mesa, Eastside Costa Mesa, Trader Joe’s, Sprouts, Mother’s Market, and a wide selection of shopping and dining options. Contact the listing agent to schedule a private showing.

18. 2026-01-31
    listed $210,000 Active 544-char remark

    Show marketing remark (544 chars)

    Affordable coastal living just 6 miles from Newport Beach and 6.25 miles from Huntington Beach Pier. This home offers 2 bedrooms and 2 bathrooms, an inside laundry area, and parking for two cars. The kitchen features new appliances, including a stove, microwave, and refrigerator. Shed included for extra storage space. Ideally located near downtown Costa Mesa, Eastside Costa Mesa, Trader Joe’s, Sprouts, Mother’s Market, and a wide selection of shopping and dining options. Contact the listing agent to schedule a private showing.

19. 2023-03-19
    status Active
20. 2023-02-13
    listed $149,900 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,632
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$3,411
• − Management: −$3,411
• − Depreciation: −$6,543
• Taxable income: $12,173
• Est. tax owed @ 24.0%: −$2,921
• After-tax cash flow: $12,107/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,096,323 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 2889.0

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 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• 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

+50.0% since first listed

6 events — show timeline

• 2026-05-17 Relisted — CRMLS
• 2026-04-02 Listed $224,900 CRMLS
• 2026-04-01 Relisted — CRMLS
• 2026-01-31 Listed $210,000 CRMLS
• 2023-03-19 Relisted — CRMLS
• 2023-02-13 Listed $149,900 CRMLS

Property tax history

-2.2%/yr

Latest (2025): $196 · -0.4% YoY. Source: county tax records.