14081 Magnolia St #44 · Westminster, CA 92683

$289,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 1 Days on market

Built 2022 9.66 ac lot Est $222k · 31% over

---

Why this score? — see what drove the C- 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 +22.2/30.0
• DSCR +7.1/10.0
• Schools +6.5/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2022 Champion Homes Skyline mobile home located in the desirable Prado Verde Community in Westminster. This modern 3-bedroom, 2-bathroom home offers an inviting open-concept floor plan with high ceilings that create a bright and spacious feel throughout. The heart of the home is the expansive kitchen, featuring a large center island, ample cabinetry, and seamless flow into the dining and living areas. Convenient inside laundry adds to the home's functionality. The primary suite offers a relaxing retreat with a walk-in closet and an en-suite bathroom complete with dual sinks. Two additional bedrooms provide flexibility for family, guests, or a home offi

Key facts

• Large center island
• Expansive kitchen
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• EXPANSIVE KITCHEN
• LARGE CENTER ISLAND
• INSIDE LAUNDRY
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Park name: Prado Verde
• Financial info: Assessments: Unknown
• HOA & community: Land lease community (Prado Verde); Monthly land lease: $2,265; Manager approval required for tenancy; Pets: call for details

Exterior

• Parking: Carport (2 spaces); Driveway (asphalt)
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public/district water; Public sewer; Standard electric service; Natural gas available; Cable available
• Home design: Mobile/park model (Skyline); Double body type; Single story; Entry at main level; Has a view
• Construction: Two sheds on property; Mobile home remains
• Exterior features: Association pool; Close to clubhouse; Street lighting (community)

Interior

• Kitchen: Gas cooktop; Refrigerator; Dishwasher; Kitchen open to family room; Kitchen island; Walk-in pantry; Granite counters
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Double sinks in primary bath; Exhaust fan(s); Corian counters in bathrooms
• Heating & cooling: Central furnace (heating)
• Interior features: Ceiling fan; Granite counters; Double pane windows; Carbon monoxide and smoke detectors; One-level home; Association spa
• Laundry & utility: Inside laundry in an individual room; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 8.2% vs local median 2.0% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living 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.
• Zoned schools: Westminster High (math 51% / reading 68%, grade C+, #205 of 1,170 statewide, top 19%, 2,637 students, 87% FRL).
• Zoned-school proficiency averages 60% at this address vs 74% district-wide (-14 pts) — the specific schools serving this property underperform the Huntington Beach Union High average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 87 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 44% of the median local income ($86k/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 $9k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago; this cycle's ask is 202% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,900

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. Crime grade is D 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?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $222,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14081 Magnolia St Unit SP 153	0.03mi	4/2.0 (+1)	1,296 (+8%)	4mo	$240,000	$185	77
14362 Bushard #39	0.73mi	3/2.0	1,227 (+2%)	6mo	$250,000	$204	57
14362 Bushard St Spc 90	0.63mi	3/2.0	1,152 (-4%)	18mo	$130,000	$113	49
9200 Westminster Blvd #60	0.29mi	2/2.0 (-1)	1,344 (+12%)	21mo	$115,000	$86	44
14362 Bushard St #38	0.73mi	3/2.0	1,320 (+10%)	8mo	$265,000	$201	43

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-19,923
• Equity at exit: $43,225

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $9,162
• Equity at exit: $25,065

Cash invested: $81,172 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,134 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $473

Break-even live

Break-even rent $2,536

Max offer price $289,900

Occupancy floor 80%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8810 Hewitt Pl #22 Garden Grove, CA	2.0	2.5	1025	$3,200	$3.12	1d	1	0.24mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	0.28mi
8842 Enloe Ave Garden Grove, CA	3.0	2.0	1300	$3,950	$3.04	1d	1	0.42mi
14523 Ontario Dr Westminster, CA	2.0	2.0	750	$2,600	$3.47	44d	1	0.64mi
13392 Magnolia St Unit 13392-C Garden Grove, CA	2.0	2.0	1129	$2,595	$2.30	22d	1	0.70mi
9565 Mansor Ave Garden Grove, CA	2.0	2.0	800	$3,095	$3.87	21d	1	0.72mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	0.76mi
9155 Central Ave Garden Grove, CA	1.0–3.0	1.0–2.0	1139	$3,877	$3.40	2d	6	0.93mi
13212 Magnolia St Unit J5 Garden Grove, CA	2.0	1.0	894	$2,403	$2.69	10d	1	0.96mi
13212 Magnolia St Garden Grove, CA	1.0–2.0	1.0	816	$2,403	$2.94	12d	3	0.96mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$3,295	$3.18	1d	3	1.01mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	3d	1	1.02mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	1.02mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	2d	8	1.10mi
13051 Gilbert St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	44d	1	1.11mi
13057 Kiwi Ln Garden Grove, CA	3.0	2.5	1261	$3,500	$2.78	1d	1	1.13mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	2d	2	1.13mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	1.14mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	1d	1	1.19mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	1.24mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	1.25mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	1.26mi
14322 Joyce Ave Westminster, CA	3.0	2.0	1200	$4,190	$3.49	5d	1	1.27mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	1.27mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	2d	6	1.31mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	1d	2	1.35mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.38mi
15123 Brookhurst St Westminster, CA	2.0	1.0–2.0	705	$2,940	$4.17	2d	5	1.43mi
9900 Acacia Ave Garden Grove, CA	1.0–2.0	1.0–1.5	939	$2,965	$3.16	4d	5	1.45mi
10080 Garden Grove Blvd Garden Grove, CA	2.0	1.0	820	$2,183	$2.66	44d	1	1.45mi
15100 Brookhurst St Unit 327 Westminster, CA	2.0	2.0	1254	$4,490	$3.58	12d	1	1.47mi
9821 Acacia Ave Garden Grove, CA	2.0	2.0	968	$2,800	$2.89	19d	1	1.48mi
9551 Robin Ave Westminster, CA	3.0	2.0	1302	$4,000	$3.07	44d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $289,900 Coming Soon 1 DOM

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥88°F today · 22 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: $37,610
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − Depreciation: −$8,433
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $5,401/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: 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 — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA
• County: Orange County · 3,096,323 people
• City population: 89,833
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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 0.64)
• Race & ethnicity: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

+626.6% since first listed

5 events — show timeline

• 2026-06-17 Coming Soon $289,900 CRMLS
• 2021-05-22 Listing Removed — CRMLS
• 2021-02-22 Listed $96,000 CRMLS
• 2004-08-23 Listing Removed — CRMLS
• 2004-04-23 Listed $39,900 CRMLS