1750 Whittier #83 · Costa Mesa, CA 92627

$395,000

2 bd · 2.0 ba · 1,313 sqft · Manufactured · 91 Days on market

Built 2025 Good condition $301/sqft · 52% above area

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully crafted 2025 manufactured home located in desirable Westside Costa Mesa, nestled within the well-maintained Greenleaf Mobile Home Park. This modern residence offers the perfect blend of comfort, style, and convenience. Enter to discover a bright and thoughtfully designed interior featuring an open-concept layout. The kitchen is a standout, complete with sleek Corian countertops, ample cabinetry, and contemporary finishes—ideal for both everyday living and entertaining. Enjoy year-round comfort with central air conditioning, ensuring a pleasant indoor environment no matter the season. Built in 2025, this home offers the peace of mind of newer construction with energy-efficient features and modern design elements throughout. Situated in a prime location, the home puts you close to local dining, shopping, beaches, and major freeways, making this home as convenient as it is charming. Don’t miss this opportunity to own a turn-key home in one of Costa Mesa’s most sought-after communities.

Key facts

• Corian countertops
• Prime location
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• CORIAN COUNTERTOPS
• CENTRAL AIR CONDITIONING
• ENERGY-EFFICIENT FEATURES
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $395k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $395k).
• Recommended offer: $359k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: schools C-, health & safety D+, crime F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 97 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); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $4,352/mo this rent would consume 48% of the median local household income ($109k/yr) (locally 2889% 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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 91 days — a 9% lower offer ($359k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $260,000
• List price: $395,000
• Delta: 51.92%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 Whittier #87	0.04mi	3/2.0 (+1)	1,344 (+2%)	4mo	$360,000	$268	86
903 W 17th #63	0.29mi	2/2.0	1,197 (-9%)	23mo	$207,000	$173	53

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-24,429
• Equity at exit: $58,896

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $14,756
• Equity at exit: $34,152

Cash invested: $110,600 (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 92627

• Rents YoY: 1.7%
• Active inventory: 97
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,352 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $708

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 79%

Sensitivity live

Price	-10% $981	-5% $844	+0% $708	+5% $571	+10% $435
Rent	-10% $364	-5% $536	+0% $708	+5% $880	+10% $1,052
Rate	-1.0pp $907	-0.5pp $808	base $708	+0.5pp $606	+1.0pp $501

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Monrovia Ave Costa Mesa, CA	1.0–2.0	1.0	821	$2,805	$3.42	4d	1	0.19mi
1850 Whittier Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	775	$3,657	$4.72	0d	7	0.21mi
955 W 19th St Costa Mesa, CA	2.0	1.0	900	$3,043	$3.38	14d	2	0.27mi
989 Arbor St Costa Mesa, CA	3.0	2.0	1200	$4,500	$3.75	25d	1	0.34mi
4 Latitude Ct Newport Beach, CA	3.0	3.0	1346	$4,200	$3.12	44d	1	0.36mi
825 Center St Costa Mesa, CA	1.0–2.0	1.0–2.0	925	$3,200	$3.46	0d	1	0.44mi
19 Seabird Ct #13 Newport Beach, CA	3.0	2.5	1346	$4,900	$3.64	0d	1	0.47mi
38 Starfish Ct Newport Beach, CA	3.0	2.5	1441	$4,000	$2.78	25d	1	0.65mi
1822 Pomona Ave Unit B Costa Mesa, CA	3.0	3.0	1200	$5,000	$4.17	3d	1	0.74mi
31 Ebb Tide Cir Newport Beach, CA	3.0	3.5	1719	$6,495	$3.78	5d	1	0.76mi
1544 Placentia Ave Newport Beach, CA	1.0–2.0	1.0	900	$3,035	$3.37	25d	1	0.78mi
1530 Placentia Ave Newport Beach, CA	2.0	1.0	715	$2,995	$4.19	25d	1	0.79mi
18 Odyssey Ct #116 Newport Beach, CA	3.0	3.0	1778	$7,800	$4.39	2d	1	0.83mi
819 W 15th St Unit 4C Newport Beach, CA	2.0	2.5	1295	$4,500	$3.47	44d	1	0.84mi
1094 Sea Bluff Dr Costa Mesa, CA	3.0	2.0	1287	$4,200	$3.26	3d	1	0.86mi
9 Robon Ct #9 Newport Beach, CA	3.0	2.5	1647	$6,000	$3.64	20d	1	0.86mi
454 Bolero Way Newport Beach, CA	2.0	2.0	972	$4,195	$4.32	44d	1	0.88mi
2061-D Wallace Ave Costa Mesa, CA	2.0	1.5	986	$2,735	$2.77	25d	1	0.91mi
19 Kamalii Ct Newport Beach, CA	2.0	2.5	1648	$5,500	$3.34	22d	1	0.95mi
214 Walnut St Newport Beach, CA	3.0	3.5	1573	$8,200	$5.21	11d	1	0.97mi
14 Swift Ct #204 Newport Beach, CA	3.0	2.5	1647	$8,250	$5.01	44d	1	0.98mi
208 Fern St Unit b Newport Beach, CA	3.0	2.0	1700	$5,900	$3.47	44d	1	1.00mi
208 Fern St Unit A Newport Beach, CA	3.0	2.0	1500	$5,900	$3.93	44d	1	1.00mi
209 Fern St Unit A Newport Beach, CA	3.0	2.0	1600	$5,900	$3.69	44d	1	1.01mi
2151 Pacific Ave Costa Mesa, CA	2.0	2.0	908	$3,025	$3.33	44d	1	1.03mi
240 Nice Ln #102 Newport Beach, CA	2.0	1.0	1136	$4,400	$3.87	5d	1	1.05mi
240 Nice Ln Newport Beach, CA	2.0	2.0	1320	$4,995	$3.78	44d	1	1.05mi
101 Scholz Plz #224 Newport Beach, CA	2.0	2.0	1231	$6,500	$5.28	19d	1	1.06mi
500 Cagney Ln #109 Newport Beach, CA	1.0	1.0	900	$3,100	$3.44	44d	1	1.07mi
220 Nice Ln #215 Newport Beach, CA	1.0	1.0	915	$4,500	$4.92	20d	1	1.07mi
5210 Neptune Ave Unit B Newport Beach, CA	3.0	2.0	1400	$6,695	$4.78	12d	1	1.09mi
2175 Pacific Ave Unit E5 Costa Mesa, CA	2.0	2.0	1117	$3,400	$3.04	8d	1	1.10mi
21661 Brookhurst St Huntington Beach, CA	1.0–2.0	1.0–2.0	933	$3,165	$3.39	2d	1	1.11mi
2111 Harper Way Costa Mesa, CA	3.0	2.5	1871	$6,000	$3.21	21d	1	1.12mi
950 Cagney Ln #304 Newport Beach, CA	2.0	2.0	1320	$5,995	$4.54	44d	1	1.12mi
210 Lille Ln #208 Newport Beach, CA	2.0	2.0	1087	$8,000	$7.36	22d	1	1.12mi
108 Olive St Newport Beach, CA	3.0	2.0	1100	$5,650	$5.14	44d	1	1.13mi
260 Cagney Ln Newport Beach, CA	2.0	2.0	1613	$5,600	$3.47	15d	2	1.14mi
260 Cagney Ln Newport Beach, CA	2.0	2.0	1613	$6,200	$3.84	44d	1	1.14mi
1940 Maple Ave Costa Mesa, CA	2.0	2.5	1170	$3,495	$2.99	21d	1	1.14mi

Listing history 15 events

1. 2026-06-18
   days on market $395,000 Active 91 DOM
2. 2026-06-17
   days on market $395,000 Active 90 DOM
3. 2026-06-16
   days on market $395,000 Active 89 DOM
4. 2026-06-15
   days on market $395,000 Active 88 DOM
5. 2026-06-13
   days on market $395,000 Active 86 DOM
6. 2026-06-13
   days on market $395,000 Active 85 DOM
7. 2026-06-09
   days on market $395,000 Active 82 DOM
8. 2026-06-08
   days on market $395,000 Active 81 DOM
9. 2026-06-07
   days on market $395,000 Active 80 DOM
10. 2026-06-04
    days on market $395,000 Active 77 DOM
11. 2026-06-03
    days on market $395,000 Active 76 DOM
12. 2026-06-02
    days on market $395,000 Active 75 DOM
13. 2026-06-01
    days on market $395,000 Active 74 DOM
14. 2026-05-31
    days on market $395,000 Active 73 DOM
15. 2026-03-19
    listed $395,000 Active 1043-char remark

    Show marketing remark (1043 chars)

    Welcome to this beautifully crafted 2025 manufactured home located in desirable Westside Costa Mesa, nestled within the well-maintained Greenleaf Mobile Home Park. This modern residence offers the perfect blend of comfort, style, and convenience. Enter to discover a bright and thoughtfully designed interior featuring an open-concept layout. The kitchen is a standout, complete with sleek Corian countertops, ample cabinetry, and contemporary finishes—ideal for both everyday living and entertaining. Enjoy year-round comfort with central air conditioning, ensuring a pleasant indoor environment no matter the season. Built in 2025, this home offers the peace of mind of newer construction with energy-efficient features and modern design elements throughout. Situated in a prime location, the home puts you close to local dining, shopping, beaches, and major freeways, making this home as convenient as it is charming. Don’t miss this opportunity to own a turn-key home in one of Costa Mesa’s most sought-after communities.

ⓘ 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 5 d/yr ≥82°F today · 17 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: $52,218
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$4,177
• − Management: −$4,177
• − Depreciation: −$11,491
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $7,932/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 · 5 photos

Good 80/100 Cosmetic rehab

This 2025 manufactured home in Costa Mesa, CA, is in excellent condition with a modern kitchen and bathrooms. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can improve convenience and attract potential buyers/renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract potential buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

ⓘ 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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,096,323 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 2889.0

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 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• 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

• 2026-03-19 Listed $395,000 CRMLS