21851 Newland St #232 · Huntington Beach, CA 92646

$269,900

3 bd · 2.0 ba · 1,944 sqft · Manufactured · 283 Days on market

Built 1977 4,200 sqft lot

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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 +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled Beach Home – Huntington by the Sea . Just Steps from the Ocean | Oversized Corner Lot | Gated Community. This beautifully remodeled beach home sits on an Extra-Large Corner Lot and offers a spacious, open floor plan with 1,944 Sq. Ft. That's only $138.84 Sq. Ft. for this very unique gated beach property. Other properties in here are up to $236 SqFt with a much smaller lot and no garage. Key Features: * 3 Bedrooms + Office/4th Bedroom ' 2 Bathrooms. (MBed-11.5x15, Bed2-10.2x11.2, Bed3-9x18, Bed4/Office-11.3x8.9). * Huge permitted 600 Sq. Ft. (20'x30') family room w/ fireplace, plumbed for a wet bar. * Separate dining room perfect for entertaining. * Bright and airy inte

Key facts

• Separate dining room
• New central heating
• Re-piped plumbing

Tags

• EXTRA-LARGE CORNER LOT
• SPACIOUS OPEN FLOOR PLAN
• HUGE PERMITTED FAMILY ROOM
• SEPARATE DINING ROOM
• NEW CENTRAL HEATING
• RE-PIPED PLUMBING

Property features AI

Finance

• Other: Located in Huntington By The Sea park; Directions reference: Newland & PCH
• HOA & community: Community features: street lighting, sidewalks; Land lease: $3,900.65 monthly

Exterior

• Parking: Attached carport with 3 spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story; Entry on main level; Mobile home (double body, 24' x 56'); View and located across the road from a lake/ocean
• Construction: Mobile home remains; Year built source: seller
• Exterior features: Awning; Rooftop patio; Community pool

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Garbage disposal; Gas water heater
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace
• Interior features: Ceiling fan; Open floor plan; Storage space; Association/community spa
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 1.6% in Huntington 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety 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.
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• At $5,105/mo this rent would consume 47% of the median local household income ($131k/yr) (locally 1226% 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 + 1.2% rent growth), your $76k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $80k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.89% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.42%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.07×
• Total profit: $81,107
• Equity at exit: $40,243

10-year hold

• IRR: 33.0%
• Equity multiple: 3.75×
• Total profit: $207,458
• Equity at exit: $23,336

Cash invested: $75,572 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $5,105 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,072
• Net cashflow: $2,101

Break-even live

Break-even rent $2,445

Max offer price $269,900

Occupancy floor 54%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	17d	1	0.02mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	2d	1	0.42mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	1d	1	0.47mi
7972 Aldea Cir Unit 1 Huntington Beach, CA	2.0	2.5	1900	$5,750	$3.03	22d	1	0.61mi
9022 Niguel Cir Huntington Beach, CA	4.0	2.0	2248	$7,000	$3.11	11d	1	0.67mi
7961 Southwind Cir Huntington Beach, CA	3.0	2.5	1664	$6,195	$3.72	1d	1	0.73mi
7866 Southwind Cir Huntington Beach, CA	3.0	2.0	1787	$5,000	$2.80	1d	1	0.77mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	1d	1	0.80mi
7832 Seaglen Dr Huntington Beach, CA	3.0	2.5	1700	$8,000	$4.71	1d	1	0.81mi
8342 Castilian Dr Huntington Beach, CA	3.0	2.0	1885	$6,000	$3.18	1d	1	0.83mi
20966 Seacoast Cir Huntington Beach, CA	3.0	2.5	1685	$4,300	$2.55	7d	1	0.86mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	1d	3	0.88mi
20904 Monarch Ln #27 Huntington Beach, CA	3.0	3.0	2409	$5,000	$2.08	2d	1	0.91mi
20904 Monarch Ln #27 Huntington Beach, CA	3.0	2.5	2409	$5,000	$2.08	6d	1	0.91mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	1d	1	0.91mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	5d	1	0.94mi
9352 Mokihana Dr Huntington Beach, CA	4.0	2.5	1860	$5,300	$2.85	1d	1	1.01mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$8,055	$7.08	1d	28	1.04mi
21892 Starfire Ln Huntington Beach, CA	4.0	3.0	2265	$5,950	$2.63	2d	1	1.07mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	1d	1	1.09mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	15d	2	1.26mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	1d	2	1.26mi
414 Main St #210 Huntington Beach, CA	2.0	2.5	1530	$6,500	$4.25	22d	1	1.32mi
203 Frankfort Ave Huntington Beach, CA	3.0	2.5	2053	$6,950	$3.39	17d	1	1.34mi
340 5th St Huntington Beach, CA	2.0	2.5	2060	$5,900	$2.86	1d	1	1.36mi
9272 Sunridge Dr Huntington Beach, CA	4.0	2.0	1684	$6,000	$3.56	1d	1	1.37mi
735 Alabama St Huntington Beach, CA	4.0	3.5	2607	$7,900	$3.03	1d	1	1.44mi
909 California St Huntington Beach, CA	3.0	3.0	2072	$6,000	$2.90	20d	1	1.44mi
610 Main St Huntington Beach, CA	3.0	2.5	2083	$6,500	$3.12	1d	1	1.46mi
215 6th St Huntington Beach, CA	3.0	2.5	2273	$10,000	$4.40	1d	1	1.48mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $269,900 Active 283 DOM
2. 2026-06-17
   days on market $269,900 Active 282 DOM
3. 2026-06-16
   days on market $269,900 Active 281 DOM
4. 2026-06-15
   days on market $269,900 Active 280 DOM
5. 2026-06-13
   days on market $269,900 Active 278 DOM
6. 2026-06-13
   days on market $269,900 Active 277 DOM
7. 2026-06-09
   days on market $269,900 Active 274 DOM
8. 2026-06-08
   days on market $269,900 Active 273 DOM
9. 2026-06-07
   days on market $269,900 Active 272 DOM
10. 2026-06-04
    days on market $269,900 Active 269 DOM
11. 2026-06-03
    days on market $269,900 Active 268 DOM
12. 2026-06-02
    days on market $269,900 Active 267 DOM
13. 2026-06-01
    days on market $269,900 Active 266 DOM
14. 2026-05-31
    days on market $269,900 Active 265 DOM
15. 2026-03-27
    price $269,900
16. 2025-09-15
    price $299,376
17. 2025-09-08
    listed $349,900 Active
18. 2008-08-01
    historical
19. 2008-06-02
    listed $169,000
20. 2008-06-01
    historical
21. 2008-04-02
    listed $189,900
22. 2007-09-28
    historical
23. 2007-07-10
    listed $220,000
24. 2000-10-22
    historical
25. 2000-08-22
    listed $149,900

ⓘ 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 10/10 Extreme FEMA zone X · 99% 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,254
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$2,147
• − Repairs & maintenance: −$4,900
• − Management: −$4,900
• − Depreciation: −$7,852
• Taxable income: $22,288
• Est. tax owed @ 24.0%: −$5,349
• After-tax cash flow: $19,862/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 — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

+80.1% since first listed

11 events — show timeline

• 2026-03-27 Price Changed $269,900 CRMLS
• 2025-09-15 Price Changed $299,376 CRMLS
• 2025-09-08 Listed $349,900 CRMLS
• 2008-08-01 Listing Removed — CRMLS
• 2008-06-02 Listed $169,000 CRMLS
• 2008-06-01 Listing Removed — CRMLS
• 2008-04-02 Listed $189,900 CRMLS
• 2007-09-28 Listing Removed — CRMLS
• 2007-07-10 Listed $220,000 CRMLS
• 2000-10-22 Listing Removed — CRMLS
• 2000-08-22 Listed $149,900 CRMLS

Property tax history

-4.2%/yr

Latest (2025): $331 · -5.0% YoY. Source: county tax records.