114 Yorktown · Newport Beach, CA 92660

$349,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 264 Days on market

Built 1960 13 ac lot $317/sqft · 43% below area Est $615k · 43% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Embrace the charm of coastal living in this inviting single-level 2-bedroom, 2-bathroom cabana home nestled within the desirable waterfront community of Bayside Village. Spanning approximately 1,100 square feet, this delightful retreat is just a short distance from the scenic Back Bay, offering the perfect blend of tranquility and convenience. Step outside to your private patio, an ideal space for unwinding in the refreshing ocean breeze or entertaining friends in a relaxed outdoor setting. A covered carport provides convenient parking, while the community’s resort-style amenities elevate your everyday living experience. Just a short distance away, you’ll find the clubhouse with a pool, jacuzzi, private beach, barbecue area, and dog park, while a second clubhouse on the south side offers another pool, spa, game area, and additional outdoor gathering spaces. Bayside Village also provides direct access to the Back Bay, perfect for kayaking, boating, paddleboarding, and biking with boat slips available through Bayside Village Management for added convenience. Situated in a prime Newport Beach location, this home is just minutes from local shops, top-rated restaurants, and vibrant coastal attractions, allowing you to enjoy the best of Southern California’s lifestyle. Located on leased land, your fees include water, trash, and sewer, making this an exceptional opportunity to experience Newport Beach living at a fraction of the cost of surrounding neighborhoods. New residents are subject to park approval by Bayside Village Management. Experience the Newport Beach lifestyle at a fraction of the cost—resort-style living, coastal charm, and unbeatable location all in one.

Key facts

• Dog park
• Barbecue area
• Private beach

Tags

• PRIVATE PATIO
• RESORT-STYLE AMENITIES
• CLUBHOUSE WITH POOL
• PRIVATE BEACH
• BARBECUE AREA
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $349k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $349k).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 0.6% in Newport Beach — 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 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, employment A+; Watch: health & safety C-, cost of living F.
• Market conditions: Rents rising fast (+4.1%/yr); 157 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 39% of the median local income ($160k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.1% rent growth), your $98k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $615,335
• List price: $349,000
• Delta: -43.28%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Mayflower	0.11mi	2/2.0	1,100 (0%)	0mo	$370,000	$336	95
24 Saratoga #24	0.07mi	2/2.0	1,100 (0%)	9mo	$850,000	$773	90
205 Tremont Dr	0.07mi	3/2.0 (+1)	1,078 (-2%)	7mo	$649,000	$602	83
129 Liberty	0.06mi	2/2.0	1,140 (+4%)	12mo	$539,000	$473	81
237 Plymouth Ave	0.11mi	3/2.0 (+1)	1,152 (+5%)	1mo	$630,000	$547	81
77 Yorktown	0.10mi	2/1.0	1,150 (+4%)	5mo	$369,999	$322	80
4 Saratoga	0.12mi	2/2.0	1,200 (+9%)	3mo	$1,000,000	$833	77
292 Mayflower Dr	0.07mi	2/2.0	1,152 (+5%)	15mo	$415,000	$360	77
298 Lexington Cir	0.09mi	2/2.0	1,200 (+9%)	6mo	$439,000	$366	76
312 Concord Ln	0.16mi	2/2.0	1,000 (-9%)	14mo	$350,000	$350	66
61 Saratoga	0.03mi	2/2.0	1,250 (+14%)	13mo	$845,000	$676	65
294 Mayflower Dr	0.06mi	2/2.0	1,260 (+14%)	12mo	$610,000	$484	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.11% rent growth · sell at horizon

5-year hold

• IRR: 40.0%
• Equity multiple: 4.08×
• Total profit: $300,833
• Equity at exit: $314,407

10-year hold

• IRR: 34.9%
• Equity multiple: 9.35×
• Total profit: $815,898
• Equity at exit: $678,030

Cash invested: $97,720 (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 92660

• Home prices YoY: 3.4%
• Rents YoY: 4.1%
• Active inventory: 157
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,137 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $1,647

Break-even live

Break-even rent $3,053

Max offer price $349,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,888	-5% $1,767	+0% $1,647	+5% $1,526	+10% $1,406
Rent	-10% $1,241	-5% $1,444	+0% $1,647	+5% $1,850	+10% $2,053
Rate	-1.0pp $1,822	-0.5pp $1,735	base $1,647	+0.5pp $1,556	+1.0pp $1,464

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Yorktown Newport Beach, CA	2.0	2.0	1029	$4,250	$4.13	15d	1	0.05mi
200 Promontory Dr W Newport Beach, CA	1.0–2.0	1.0–2.0	996	$5,025	$5.04	0d	22	0.41mi
1063 Dover Dr Newport Beach, CA	2.0	2.5	1152	$4,900	$4.25	45d	1	0.63mi
212 Garnet Ave Newport Beach, CA	2.0	2.0	791	$5,900	$7.46	45d	1	0.71mi
26 Villa Point Dr Newport Beach, CA	2.0	2.0	1410	$5,000	$3.55	45d	1	0.72mi
113 Emerald Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	45d	1	0.72mi
1728 Bedford Ln Newport Beach, CA	1.0–2.0	1.0–2.0	954	$3,795	$3.98	0d	1	0.73mi
120 Garnet Ave Newport Beach, CA	2.0	1.0	850	$5,150	$6.06	45d	1	0.76mi
216 Agate Ave Unit 1/2 Newport Beach, CA	1.0	1.0	767	$4,000	$5.22	45d	1	0.76mi
314 Ruby Ave Newport Beach, CA	3.0	2.0	1500	$8,000	$5.33	45d	1	0.78mi
320 Sapphire Ave Newport Beach, CA	2.0	2.0	1000	$4,200	$4.20	4d	1	0.80mi
1009 N Bay Front Newport Beach, CA	3.0	2.0	1200	$12,000	$10.00	26d	1	0.80mi
312 Saint Andrews Rd Unit B Newport Beach, CA	2.0	1.0	1000	$4,850	$4.85	45d	1	0.80mi
533 Saint Andrews Rd Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.81mi
1400 Haven Pl Unit 533 Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.81mi
131 Opal Ave Newport Beach, CA	3.0	2.0	1250	$5,895	$4.72	0d	1	0.83mi
880 Irvine Ave Newport Beach, CA	2.0	1.0–2.0	704	$3,153	$4.48	0d	89	0.83mi
216 Collins Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	45d	1	0.84mi
308 Coral Ave Newport Beach, CA	3.0	2.0	1390	$12,000	$8.63	45d	1	0.85mi
122 Opal Ave Unit 2 Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	20d	1	0.86mi
2101 E 15th St #8 Newport Beach, CA	2.0	1.5	1025	$4,350	$4.24	45d	1	0.87mi
232 Villa Point Dr Newport Beach, CA	1.0	1.0	851	$4,350	$5.11	26d	1	0.89mi
320 Villa Point Dr Newport Beach, CA	2.0	2.0	1307	$6,500	$4.97	45d	1	0.89mi
208 Villa Point Dr Newport Beach, CA	1.0	1.0	774	$3,490	$4.51	45d	1	0.89mi
207 E Edgewater Ave Newport Beach, CA	2.0	2.0	950	$9,000	$9.47	22d	1	0.90mi
310 Fernando St #105 Newport Beach, CA	2.0	2.0	1325	$4,700	$3.55	4d	1	0.94mi
310 Fernando St Newport Beach, OS	2.0	2.0	1331	$5,198	$3.90	45d	3	0.94mi
307 Anade Ave Newport Beach, CA	2.0	2.0	1100	$4,750	$4.32	45d	1	0.97mi
203 Amethyst Ave Newport Beach, CA	3.0	3.0	1186	$6,500	$5.48	45d	1	0.97mi
222 Marine Ave Unit C Newport Beach, CA	2.0	2.0	1300	$5,800	$4.46	45d	1	0.98mi
1510 Abalone Pl Newport Beach, CA	1.0	1.0	750	$3,500	$4.67	45d	1	0.98mi
206 Adams St #1 Newport Beach, CA	3.0	3.0	1065	$9,000	$8.45	4d	1	1.03mi
114 Onyx Ave Newport Beach, CA	3.0	2.0	1050	$6,750	$6.43	45d	1	1.05mi
618 W Balboa Blvd Newport Beach, CA	2.0	1.0	780	$4,195	$5.38	45d	1	1.05mi
1581 Tustin Ave Costa Mesa, CA	2.0	2.0	1100	$5,400	$4.91	20d	1	1.11mi
384 16th Pl Unit B Costa Mesa, CA	2.0	1.0	1015	$4,400	$4.33	45d	1	1.13mi
913 W Balboa Blvd Newport Beach, CA	3.0	3.0	1423	$8,500	$5.97	18d	1	1.16mi
913 W Balboa Blvd Unit C Newport Beach, CA	3.0	3.0	1423	$8,250	$5.80	0d	1	1.16mi
116 Jade Ave Newport Beach, CA	2.0	1.5	1144	$7,000	$6.12	45d	1	1.18mi
1114 W Balboa Blvd Unit 1114 Newport Beach, CA	2.0	1.0	800	$3,850	$4.81	26d	1	1.20mi

Listing history 16 events

1. 2026-06-21
   days on market $349,000 Active 264 DOM
2. 2026-06-18
   days on market $349,000 Active 261 DOM
3. 2026-06-17
   days on market $349,000 Active 260 DOM
4. 2026-06-16
   days on market $349,000 Active 259 DOM
5. 2026-06-15
   days on market $349,000 Active 258 DOM
6. 2026-06-13
   days on market $349,000 Active 256 DOM
7. 2026-06-13
   days on market $349,000 Active 255 DOM
8. 2026-06-09
   days on market $349,000 Active 252 DOM
9. 2026-06-08
   days on market $349,000 Active 251 DOM
10. 2026-06-07
    days on market $349,000 Active 250 DOM
11. 2026-06-04
    days on market $349,000 Active 247 DOM
12. 2026-06-03
    days on market $349,000 Active 246 DOM
13. 2026-06-02
    days on market $349,000 Active 245 DOM
14. 2026-06-01
    days on market $349,000 Active 244 DOM
15. 2026-05-31
    days on market $349,000 Active 243 DOM
16. 2025-09-30
    listed $399,900 Active 1715-char remark

    Show marketing remark (1715 chars)

    Embrace the charm of coastal living in this inviting single-level 2-bedroom, 2-bathroom cabana home nestled within the desirable waterfront community of Bayside Village. Spanning approximately 1,100 square feet, this delightful retreat is just a short distance from the scenic Back Bay, offering the perfect blend of tranquility and convenience. Step outside to your private patio, an ideal space for unwinding in the refreshing ocean breeze or entertaining friends in a relaxed outdoor setting. A covered carport provides convenient parking, while the community’s resort-style amenities elevate your everyday living experience. Just a short distance away, you’ll find the clubhouse with a pool, jacuzzi, private beach, barbecue area, and dog park, while a second clubhouse on the south side offers another pool, spa, game area, and additional outdoor gathering spaces. Bayside Village also provides direct access to the Back Bay, perfect for kayaking, boating, paddleboarding, and biking with boat slips available through Bayside Village Management for added convenience. Situated in a prime Newport Beach location, this home is just minutes from local shops, top-rated restaurants, and vibrant coastal attractions, allowing you to enjoy the best of Southern California’s lifestyle. Located on leased land, your fees include water, trash, and sewer, making this an exceptional opportunity to experience Newport Beach living at a fraction of the cost of surrounding neighborhoods. New residents are subject to park approval by Bayside Village Management. Experience the Newport Beach lifestyle at a fraction of the cost—resort-style living, coastal charm, and unbeatable location all in one.

ⓘ 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 7 d/yr ≥82°F today · 23 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: $61,649
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$4,932
• − Management: −$4,932
• − Depreciation: −$10,153
• Taxable income: $15,103
• Est. tax owed @ 24.0%: −$3,625
• After-tax cash flow: $16,136/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)

No district data.

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 34,890
• Household income: $159,564
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2633.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 10% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Other Indo-European 5% Chinese 2%

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: ▲ 17.65%
• Current HPI: 537.8751
• Rent YoY: ▲ 4.11%
• 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

• 2025-09-30 Listed $399,900 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $84 · +3.4% YoY. Source: county tax records.