3050 W Ball Rd #88 · Anaheim, CA 92804

$254,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 85 Days on market

Built 2005 14 ac lot Est $235k · 8% over ↓ 10% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +3.9/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS HOME FOR SALE!!! Built in 2005 Oak manor Double wide Home in the distinguished area of Anaheim Mobile Estates. Featuring 1,568 sq ft this house is owned by the original owner!! With 3 Bedrooms, 2 baths and an additional BONUS ROOM that can be used as a EXTRA BEDROOM making it a total 4 BEDROOMS, It is perfect for a family looking for extra room space. Upon entering, you are greeted by an expansive open floor plan accentuated by soaring cathedral ceilings and a COZY FIREPLACE that you can enjoy during the cold weather. The spacious kitchen is both functional and stylish, featuring a charming breakfast nook, formal dining area, a gas stove, and an abundance of cabinetry. There is a K

Key facts

• Community pool
• Outside shed
• Bonus room

Tags

• BONUS ROOM
• KITCHEN ISLAND
• SOAKING JACUZZI
• INSIDE LAUNDRY ROOM
• OUTSIDE SHED
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot features: 0–1 unit/acre
• Financial info: Land lease of $1,865 per month (park provided)
• HOA & community: Community pool, clubhouse, and spa; Park name: ANAHEIM MOBILE ESTATES; Manager approval required; Pets allowed: contact manager

Exterior

• Parking: Carport parking; Three carport spaces (3 total parking spaces); Has parking
• Utilities: Public/district water; Public sewer (sewer connected)
• Home design: Single-story manufactured home (OAKMANOR model); Entry level 1; Facing via side door; Total of 1 story
• Construction: Mobile home remains on site; Mobile width 56; Mobile length 27; Year built per builder
• Exterior features: Community pool; Community spa; Sidewalks

Interior

• Kitchen: Garbage disposal; Refrigerator; Dishwasher
• Bedrooms: All bedrooms on main floor; Main floor primary bedroom; Main floor bedroom
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms; Master bath with double sinks and soaking tub; Bathtub and separate shower; Exhaust fan(s)
• Heating & cooling: Central cooling; Central furnace; Fireplace
• Interior features: Ceiling fan; Open floor plan; Cathedral/vaulted ceilings; Skylights; Side door entry; One-level home; Community spa
• Laundry & utility: Inside laundry room; Individual laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $254k.

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 ($4k rent vs $254k).
• Recommended offer: $239k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Savanna Elementary (urban): math 34% / reading 45% proficiency, ranked #232 of 517 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 86 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,618/mo this rent would consume 57% of the median local household income ($76k/yr) (locally 5698% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 0.6% rent growth), your $71k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $16k (6%) 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 $238,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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: 1.42% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.25%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3050 W Ball	0.13mi	3/2.0	1,571 (+0%)	2mo	$235,000	$150	92
3050 Ball Rd #132	0.06mi	3/2.0	1,512 (-4%)	3mo	$365,500	$242	89
3050-163 W BALL Rd #163	0.00mi	3/2.0	1,512 (-4%)	11mo	$321,000	$212	85
3050-W W Ball #11	0.00mi	3/2.0	1,416 (-10%)	3mo	$195,000	$138	82
3050 W Ball Rd #199	0.00mi	3/2.0	1,500 (-4%)	15mo	$250,000	$167	80
3050 W Ball Rd #131	0.00mi	3/2.0	1,596 (+2%)	23mo	$243,000	$152	78
3050 W Ball Rd Unit 125G	0.00mi	3/2.0	1,792 (+14%)	9mo	$260,000	$145	69
10550 Western Ave #43	0.52mi	2/2.0 (-1)	1,568 (0%)	4mo	$210,000	$134	67
10550 Western Ave #93	0.52mi	3/2.0	1,568 (0%)	18mo	$310,000	$198	61
3050 BALL Rd #76	0.10mi	2/2.0 (-1)	1,700 (+8%)	19mo	$175,000	$103	60
10550 Western Ave #3	0.52mi	2/2.0 (-1)	1,440 (-8%)	2mo	$132,000	$92	56
10550 Western Ave #147	0.52mi	2/2.0 (-1)	1,695 (+8%)	19mo	$160,000	$94	41

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 · 0.57% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.53×
• Total profit: $37,865
• Equity at exit: $37,872

10-year hold

• IRR: 20.7%
• Equity multiple: 2.57×
• Total profit: $111,774
• Equity at exit: $21,961

Cash invested: $71,120 (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 92804

• Rents YoY: 0.6%
• Active inventory: 86
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,618 high
• Mortgage (P&I): −$1,332
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,378

Break-even live

Break-even rent $1,874

Max offer price $254,000

Occupancy floor 57%

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	1d	1	0.24mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	0.29mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	12d	1	0.32mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	0.38mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.43mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	17d	1	0.63mi
3354 W Orange Ave Anaheim, CA	2.0	1.0	1060	$2,400	$2.26	1d	1	0.84mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	0.85mi
10910 Scottsbluff Dr Stanton, CA	4.0	3.5	1924	$4,350	$2.26	1d	1	0.86mi
31911 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	0.99mi
31909 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	1.00mi
31907 Saint Joseph Ln Stanton, CA	4.0	3.5	1800	$4,950	$2.75	1d	1	1.00mi
3625 W Savanna St Anaheim, CA	2.0	2.0	1060	$2,595	$2.45	1d	1	1.03mi
6972 Jonathan Ave Cypress, CA	4.0	2.0	1635	$6,000	$3.67	2d	1	1.05mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	2d	1	1.16mi
2957 W Lincoln Ave #5 Anaheim, CA	4.0	3.5	2008	$4,500	$2.24	22d	1	1.19mi
3320 W Mirano Dr Anaheim, CA	3.0	2.5	1591	$3,850	$2.42	1d	1	1.26mi
181 N Richmont Dr Anaheim, CA	2.0	2.0	1150	$2,850	$2.48	13d	1	1.26mi
181 N Richmont Dr Anaheim, CA	2.0	2.0	1150	$2,850	$2.48	3d	1	1.26mi
460 N Santa Maria St Anaheim, CA	3.0	2.5	1765	$3,800	$2.15	18d	1	1.35mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	6d	1	1.36mi
9951 Holder St Cypress, CA	3.0	1.5	1200	$3,395	$2.83	1d	3	1.37mi
627 S Velare St Anaheim, CA	2.0	1.0	1095	$2,494	$2.28	18d	1	1.40mi
2726 W Lincoln Ave Anaheim, CA	2.0	2.5	1063	$3,195	$3.01	1d	1	1.41mi
125 N Syracuse St Anaheim, CA	1.0–2.0	1.0–1.5	910	$2,720	$2.99	1d	3	1.43mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	1.45mi
6351 Marcella Way Buena Park, CA	4.0	2.5	1415	$4,200	$2.97	1d	1	1.46mi
120 N Syracuse St Anaheim, CA	1.0–2.0	1.0–1.5	1075	$2,695	$2.51	15d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $254,000 Active 85 DOM
2. 2026-06-17
   days on market $254,000 Active 84 DOM
3. 2026-06-16
   days on market $254,000 Active 83 DOM
4. 2026-06-15
   days on market $254,000 Active 82 DOM
5. 2026-06-13
   days on market $254,000 Active 80 DOM
6. 2026-06-13
   days on market $254,000 Active 79 DOM
7. 2026-06-10
   price $254,000 Active 76 DOM
8. 2026-06-09
   days on market $259,000 Active 76 DOM
9. 2026-06-08
   days on market $259,000 Active 75 DOM
10. 2026-06-07
    days on market $259,000 Active 74 DOM
11. 2026-06-04
    days on market $259,000 Active 71 DOM
12. 2026-06-03
    days on market $259,000 Active 70 DOM
13. 2026-06-02
    days on market $259,000 Active 69 DOM
14. 2026-06-01
    days on market $259,000 Active 68 DOM
15. 2026-05-31
    days on market $259,000 Active 67 DOM
16. 2026-04-27
    price $259,000
17. 2026-03-25
    listed $270,000 Active
18. 2026-02-17
    historical
19. 2026-01-27
    price $275,000
20. 2025-10-07
    price $279,000
21. 2025-08-03
    price $289,000
22. 2025-06-19
    status Active
23. 2025-06-13
    status Active
24. 2025-06-13
    price $294,000
25. 2025-05-01
    historical Active Under Contract
26. 2025-05-01
    status Active
27. 2025-04-01
    status Active
28. 2025-03-31
    listed $289,000 Active

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $509 · $42/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$1,421/yr (+$118/mo · 279.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,419
• − Mortgage interest: −$14,228
• − Property taxes: −$509
• − Insurance: −$1,270
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − Depreciation: −$7,389
• Taxable income: $13,076
• Est. tax owed @ 24.0%: −$3,138
• After-tax cash flow: $13,400/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: Savanna Elementary
• NCES district ID: 0636030
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $60,278
• Composite: 35.02/100
• National rank: #5042
• State rank: #232 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 83,537
• Household income: $76,141
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 5698.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% White 20% Two or more races 17% Black 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Vietnam, South Korea
• Languages at home: 37% English-only · Spanish 36% Vietnamese 13% Tagalog/Filipino 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: ▼ -875.49%
• Current HPI: 443.6764
• Rent YoY: ▲ 0.57%
• 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

-10.4% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $259,000 CRMLS
• 2026-03-25 Listed $270,000 CRMLS
• 2026-02-17 Listing Removed — CRMLS
• 2026-01-27 Price Changed $275,000 CRMLS
• 2025-10-07 Price Changed $279,000 CRMLS
• 2025-08-03 Price Changed $289,000 CRMLS
• 2025-06-19 Relisted — CRMLS
• 2025-06-13 Relisted — CRMLS
• 2025-06-13 Price Changed $294,000 CRMLS
• 2025-05-01 Contingent — CRMLS
• 2025-05-01 Relisted — CRMLS
• 2025-04-01 Relisted — CRMLS
• 2025-03-31 Listed $289,000 CRMLS

Property tax history

-3.7%/yr

Latest (2025): $509 · +2.7% YoY. Source: county tax records.