80 Huntington St #259 · Huntington Beach, CA 92648

$89,900

1 bd · 1.0 ba · 480 sqft · Manufactured · 23 Days on market

Built 1979 Est $89k · at est.

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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 +6.9/15.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Surf City Cottages! “Just ONE BLOCK from the beach, Pacific City, Huntington Beach Pier, shopping, dining, entertainment, and downtown Main Street. This beautifully updated, move-in-ready unit is clean, & well-maintained. The kitchen has been recently remodeled. Great outdoor patio space. Additional amenities include a covered parking space, a storage shed, and a freshly painted exterior. This is an all-age park with a community pool, laundry facilities, and a clubhouse. The unit must be owner-occupied; rentals and Airbnbs are not permitted. Buyers must be approved by the property manager and demonstrate a verified income of approximately 2 times the space rent. ” Call to view this cute property before it's too late!

Key facts

• Covered parking
• Remodeled kitchen
• Low land lease fee

Tags

• COUPLE OF BLOCK FROM THE BEACH
• REMODELED KITCHEN
• INVITING OUTDOOR PATIO SPACE
• COVERED PARKING
• STORAGE SHED
• LOW LAND LEASE FEE

Property features AI

Finance

• Other: Located in Surfside (SURF) park named SURF CITY BEACH COTTAGES; Access via paved city streets; a couple of blocks from the beach
• Financial info: Assessments: buyer to verify; Manager approval required for park residency; Pets allowed: contact manager
• HOA & community: Land lease community (seller-reported $2,350/month); Community features include street lighting, sidewalks, park and urban setting; Rent/includes: gas, association dues, trash, pool, water and sewer

Exterior

• Parking: Assigned covered paved private parking; Attached carport (1 space)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: District/public water connected; Public sewer connected; Natural gas connected; Electricity connected (standard, on property); Cable available; Telephone in street
• Home design: Single-story mobile home (Skyline model); Entry at main level; Raised foundation; Has a view
• Construction: Wood construction with drywall interior walls; Composition roof; Steel skirting; One story; Year built per public records
• Exterior features: Front porch, terrace, open patio and deck with concrete surfaces; Exterior lighting; Close to clubhouse; One storage shed; In-ground community pool

Interior

• Kitchen: Refrigerator; Gas range; Corian countertops
• Bedrooms: Primary bedroom on main level; All bedrooms on main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with tile counters and shower-in-tub
• Heating & cooling: Central furnace heating
• Interior features: Open floor plan; Recessed lighting; Corian counters; Storage space; Furnished; Blinds and window screens; Carbon monoxide and smoke detectors; In-ground community spa
• Laundry & utility: Inside laundry with stackable washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.3% 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-; 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.
• Zoned schools: John R. Peterson Elementary (489 students, 43% FRL); Ethel Dwyer Middle (995 students, 27% FRL); Huntington Beach High (math 72% / reading 87%, grade A-, #45 of 1,170 statewide, top 4%, 2,807 students, 32% FRL).
• Market conditions: Rents rising (+2.8%/yr); 137 active listings in the ZIP; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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.
• Current owner paid $60k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.77% ✓
• Cap rate: 24.28%
• Cash-on-cash: 64.24%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $88,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Huntington St #114	0.09mi	1/1.0	432 (-10%)	11mo	$49,000	$113	70
80 Huntington St #361	0.02mi	1/1.0	432 (-10%)	24mo	$80,000	$185	62

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 63.1%
• Equity multiple: 3.81×
• Total profit: $70,747
• Equity at exit: $13,404

10-year hold

• IRR: 67.5%
• Equity multiple: 7.75×
• Total profit: $170,026
• Equity at exit: $7,773

Cash invested: $25,172 (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 92648

• Rents YoY: 2.8%
• Active inventory: 137
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,348

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,410	-5% $1,379	+0% $1,348	+5% $1,317	+10% $1,285
Rent	-10% $1,151	-5% $1,249	+0% $1,348	+5% $1,446	+10% $1,544
Rate	-1.0pp $1,393	-0.5pp $1,370	base $1,348	+0.5pp $1,324	+1.0pp $1,301

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $89,900 Active 23 DOM
2. 2026-06-18
   days on market $89,900 Active 20 DOM
3. 2026-06-17
   days on market $89,900 Active 19 DOM
4. 2026-06-16
   days on market $89,900 Active 18 DOM
5. 2026-06-15
   days on market $89,900 Active 17 DOM
6. 2026-06-13
   days on market $89,900 Active 15 DOM
7. 2026-06-13
   days on market $89,900 Active 14 DOM
8. 2026-06-09
   days on market $89,900 Active 11 DOM
9. 2026-06-08
   days on market $89,900 Active 10 DOM
10. 2026-06-07
    days on market $89,900 Active 9 DOM
11. 2026-06-04
    days on market $89,900 Active 6 DOM
12. 2026-06-03
    days on market $89,900 Active 5 DOM
13. 2026-06-02
    days on market $89,900 Active 4 DOM
14. 2026-06-01
    days on market $89,900 Active 3 DOM
15. 2026-05-31
    days on market $89,900 Active 2 DOM

ⓘ 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: $29,907
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$2,615
• Taxable income: $15,673
• Est. tax owed @ 24.0%: −$3,761
• After-tax cash flow: $12,409/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): 45,827
• Household income: $130,164
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2957.0

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% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 3% Other Indo-European 3%

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: ▼ -797.90%
• Current HPI: 381.1587
• Rent YoY: ▲ 2.78%
• 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

+221.1% since first listed

24 events — show timeline

• 2026-05-29 Listed $89,900 CRMLS
• 2025-08-15 Sold (MLS) $60,000 CRMLS
• 2025-08-08 Pending — CRMLS
• 2025-06-30 Price Changed $64,500 CRMLS
• 2025-06-30 Listed $64,500 CRMLS
• 2025-06-10 Listing Removed — CRMLS
• 2025-05-31 Price Changed $68,900 CRMLS
• 2025-05-15 Price Changed $70,499 CRMLS
• 2025-03-27 Price Changed $72,500 CRMLS
• 2025-01-30 Listed $74,900 CRMLS
• 2021-07-19 Listing Removed — CRMLS
• 2021-06-27 Price Changed $29,000 CRMLS
• 2021-06-09 Price Changed $34,000 CRMLS
• 2021-04-27 Listed $38,000 CRMLS
• 2021-01-12 Listing Removed — CRMLS
• 2020-12-02 Listed $39,500 CRMLS
• 2020-10-12 Listed $45,000 CRMLS
• 2019-04-04 Listing Removed — CRMLS
• 2018-12-27 Listed $39,900 CRMLS
• 2018-10-31 Listing Removed — CRMLS
• 2018-06-20 Listed $39,900 CRMLS
• 2008-10-24 Sold (MLS) $22,000 CRMLS
• 2008-09-27 Listing Removed — CRMLS
• 2008-08-28 Listed $28,000 CRMLS

Property tax history

-0.8%/yr

Latest (2016): $25 · -3.8% YoY. Source: county tax records.