34052 Doheny Park Rd · Dana Point, CA 92624

$259,900

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 208 Days on market

Built 2007 Good condition $236/sqft · 36% below area Est $404k · 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Affordable Place to Call Home! * * This property is conveniently located close to Doheny Beach and Dana Point Harbor, as well as shopping options like Costco and Smart and Final. The home features 2 bedrooms and 2 bathrooms, complete with a cathedral ceiling and drywall walls. The large kitchen offers plenty of counter space, and there's a laundry room equipped with a washer and dryer. The master bedroom is spacious, with a large walk-in closet and an ensuite bathroom. You'll also enjoy ample covered parking and a generous outdoor space that is fully fenced, including a large custom shed. This is a fantastic family-friendly park! Call today to schedule your private showing! Go to space #97 on Victoria/sepulveda side of park community.

Key facts

• Covered parking
• Laundry room
• Walk-in closet

Tags

• LARGE KITCHEN
• LAUNDRY ROOM
• WALK-IN CLOSET
• ENSUITE BATHROOM
• COVERED PARKING
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k. Condition is rated good.

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 ($4k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 1.4% in Dana Point — 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 65/100 on livability (#398 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities F, cost of living F.
• Capistrano Unified (suburban): math 50% / reading 72% proficiency, ranked #64 of 517 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+11.0%/yr); 35 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 37% of the median local income ($141k/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 $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 + 8.0% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $404,357
• List price: $259,900
• Delta: -35.73%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34052 Doheny Park Rd #114	0.00mi	2/2.0	1,200 (+9%)	17mo	$220,000	$183	71

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.19×
• Total profit: $86,472
• Equity at exit: $38,752

10-year hold

• IRR: 37.3%
• Equity multiple: 5.35×
• Total profit: $316,414
• Equity at exit: $22,471

Cash invested: $72,772 (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 92624

• Rents YoY: 11.0%
• Active inventory: 35
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,369 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $1,655

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,835	-5% $1,745	+0% $1,655	+5% $1,566	+10% $1,476
Rent	-10% $1,310	-5% $1,483	+0% $1,655	+5% $1,828	+10% $2,001
Rate	-1.0pp $1,786	-0.5pp $1,721	base $1,655	+0.5pp $1,588	+1.0pp $1,520

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26305 Via California Capistrano Beach, CA	3.0	2.0	1500	$4,475	$2.98	8d	1	0.38mi
26451 Camino De Vis San Juan Capistrano, CA	1.0–2.0	1.0–2.0	843	$3,805	$4.51	2d	6	0.41mi
34421 Via Espinoza Unit A Dana Point, CA	2.0	2.0	1100	$3,800	$3.45	15d	1	0.45mi
34516 Via Verde Capistrano Beach, CA	3.0	2.5	1500	$5,500	$3.67	21d	1	0.47mi
34516 Via Verde Capistrano Beach, CA	3.0	2.5	1500	$5,500	$3.67	44d	1	0.47mi
876 Doheny Way Dana Point, CA	1.0	1.0	934	$4,400	$4.71	13d	1	0.47mi
26142 Via California Unit A Dana Point, CA	2.0	1.5	1300	$3,600	$2.77	3d	1	0.48mi
33852 Del Obispo St Dana Point, CA	1.0–2.0	1.0–2.0	726	$3,450	$4.75	45d	5	0.48mi
33852 Del Obispo St Dana Point, CA	1.0–2.0	1.0–2.0	781	$3,495	$4.47	15d	1	0.48mi
33852 Del Obispo St Dana Point, CA	1.0–2.0	1.0–2.0	751	$3,450	$4.59	44d	4	0.48mi
33852 Del Obispo St Dana Point, CA	1.0–2.0	1.0–2.0	724	$3,495	$4.83	22d	2	0.48mi
34465 Via Espinoza Unit A Capistrano Beach, CA	2.0	2.0	1400	$3,700	$2.64	44d	1	0.48mi
765 Doheny Way Dana Point, CA	2.0	2.0	1497	$4,995	$3.34	44d	1	0.50mi
34576 Via Verde Unit A Dana Point, CA	1.0	1.0	950	$2,880	$3.03	25d	1	0.55mi
34411 Via San Juan Unit B Dana Point, CA	2.0	2.5	1250	$4,000	$3.20	25d	1	0.56mi
34262 Via Velez Unit B Dana Point, CA	2.0	1.0	789	$4,500	$5.70	25d	1	0.63mi
34288 Camino El Molino Unit B Dana Point, CA	2.0	2.0	1264	$3,700	$2.93	44d	1	0.86mi
34288 Camino El Molino Capistrano Beach, CA	2.0	2.0	1264	$4,200	$3.32	44d	1	0.86mi
34596 Calle Rosita Unit B Dana Point, CA	2.0	2.0	1000	$3,450	$3.45	19d	1	0.93mi
25091 La Cresta Dr Dana Point, CA	2.0	1.0	1000	$3,295	$3.29	44d	1	0.94mi
33852 Copper Lantern St Unit E Dana Point, CA	2.0	2.0	1100	$3,400	$3.09	21d	1	1.05mi
33901 Copper Lantern St Dana Point, CA	2.0	1.5	1100	$4,700	$4.27	44d	1	1.06mi
33871 Copper Lantern St Unit A Dana Point, CA	2.0	2.0	1100	$5,500	$5.00	15d	1	1.07mi
33871 Copper Lantern St Unit B Dana Point, CA	1.0	1.0	903	$4,000	$4.43	15d	1	1.07mi
33936 Alcazar Dr Dana Point, CA	2.0	1.5	1100	$3,450	$3.14	8d	1	1.08mi
34051 Alcazar Dr Dana Point, CA	3.0	2.0	1200	$8,500	$7.08	44d	1	1.10mi
33922 Malaga Dr Dana Point, CA	2.0	1.0	826	$5,450	$6.60	44d	1	1.13mi
33965 Malaga Dr Dana Point, CA	3.0	2.0	1000	$5,000	$5.00	25d	1	1.15mi
33032 Driftwood Ct San Juan Capistrano, CA	3.0	2.0	1494	$5,199	$3.48	14d	1	1.16mi
34458 Camino El Molino Unit A Dana Point, CA	2.0	1.0	900	$3,900	$4.33	15d	1	1.18mi
34538 Calle Naranja Capistrano Beach, CA	2.0	2.0	1500	$5,795	$3.86	5d	1	1.19mi
33816 Silver Lantern St Unit A Dana Point, CA	2.0	1.5	1350	$3,500	$2.59	15d	1	1.21mi
33742 Silver Lantern St Dana Point, CA	2.0	1.0	960	$2,795	$2.91	44d	1	1.22mi
32951 Avenida del Rosal San Juan Capistrano, CA	3.0	1.5	1210	$5,200	$4.30	44d	1	1.23mi
26920 Calle Dolores Unit B Dana Point, CA	3.0	2.5	1500	$5,675	$3.78	8d	1	1.25mi
726 Calle Camisa San Clemente, CA	3.0	2.5	1484	$6,000	$4.04	2d	1	1.31mi
24643 Santa Clara Ave Dana Point, CA	2.0	2.0	1255	$5,000	$3.98	4d	1	1.37mi
33431 Nottingham Way Unit A Dana Point, CA	3.0	2.0	1400	$4,750	$3.39	8d	1	1.42mi
33802 Street of the Violet Lantern Dana Point, CA	2.0	2.0	880	$4,500	$5.11	44d	1	1.42mi
34002 El Encanto Ave Unit A Dana Point, CA	1.0	1.0	750	$2,500	$3.33	44d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $259,900 Active 208 DOM
2. 2026-06-17
   days on market $259,900 Active 207 DOM
3. 2026-06-16
   days on market $259,900 Active 206 DOM
4. 2026-06-15
   days on market $259,900 Active 205 DOM
5. 2026-06-13
   days on market $259,900 Active 203 DOM
6. 2026-06-13
   days on market $259,900 Active 202 DOM
7. 2026-06-09
   days on market $259,900 Active 199 DOM
8. 2026-06-08
   days on market $259,900 Active 198 DOM
9. 2026-06-07
   days on market $259,900 Active 197 DOM
10. 2026-06-04
    days on market $259,900 Active 194 DOM
11. 2026-06-03
    days on market $259,900 Active 193 DOM
12. 2026-06-02
    days on market $259,900 Active 192 DOM
13. 2026-06-01
    days on market $259,900 Active 191 DOM
14. 2026-05-31
    days on market $259,900 Active 190 DOM
15. 2025-11-22
    listed $259,900 Active 751-char remark

    Show marketing remark (751 chars)

    * * Affordable Place to Call Home! * * This property is conveniently located close to Doheny Beach and Dana Point Harbor, as well as shopping options like Costco and Smart and Final. The home features 2 bedrooms and 2 bathrooms, complete with a cathedral ceiling and drywall walls. The large kitchen offers plenty of counter space, and there's a laundry room equipped with a washer and dryer. The master bedroom is spacious, with a large walk-in closet and an ensuite bathroom. You'll also enjoy ample covered parking and a generous outdoor space that is fully fenced, including a large custom shed. This is a fantastic family-friendly park! Call today to schedule your private showing! Go to space #97 on Victoria/sepulveda side of park community.

16. 2021-11-26
    historical
17. 2021-04-08
    listed $69,900 Active
18. 2013-03-14
    historical
19. 2013-01-23
    listed $12,900

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

Taxation est. · year 1

• Rental income: $52,428
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,194
• − Management: −$4,194
• − Depreciation: −$7,561
• Taxable income: $16,722
• Est. tax owed @ 24.0%: −$4,013
• After-tax cash flow: $15,851/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a good curb appeal and is located in a convenient location. There are some minor repairs and maintenance items that could be done to improve its value.

Repairs flagged

• Minor Deck — The deck appears to have some minor wear and tear.
• Minor Outdoor furniture — The outdoor furniture appears to be in good condition with no visible damage.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it look more attractive to potential buyers.
• Rental Replace the outdoor furniture — Replacing the outdoor furniture can make the space more inviting and comfortable for tenants, potentially increasing rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · The deck appears to have some minor wear and tear.	Minor	$500–3,000
Outdoor furniture · The outdoor furniture appears to be in good condition with no visible damage.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it look more attractive to potential buyers. ↑
• Rental Replace the outdoor furniture — Replacing the outdoor furniture can make the space more inviting and comfortable for tenants, potentially increasing rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Capistrano Unified
• NCES district ID: 0607440
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $99,673
• Composite: 56.56/100
• National rank: #1147
• State rank: #64 of 517 in CA

Livability — Dana Point

• Score: 65/100
• State rank: #398
• US rank: #13526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dana Point, CA
• County: Orange County · 3,096,323 people
• City population: 32,790
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 7,211
• Household income: $140,666
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 206.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 1% German/W. Germanic 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: ▼ -588.47%
• Current HPI: 438.4939
• Rent YoY: ▲ 11.03%
• 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

+1914.7% since first listed

5 events — show timeline

• 2025-11-22 Listed $259,900 CRMLS
• 2021-11-26 Listing Removed — CRMLS
• 2021-04-08 Listed $69,900 CRMLS
• 2013-03-14 Listing Removed — CRMLS
• 2013-01-23 Listed $12,900 CRMLS

Property tax history

-0.1%/yr

Latest (2023): $33 · -0.1% YoY. Source: county tax records.