16222 Monterey Ln #228 · Huntington Beach, CA 92649

$199,900

2 bd · 2.0 ba · 1,369 sqft · Manufactured · 72 Days on market

Built 1968 Est $275k · 27% under ↓ 6% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 55+ community home really delivers, situated in the highly desirable Rancho del Rey Mobile Home Estates. Convenient to sandy beaches, wetland hiking trails, shopping, restaurants, freeways and much more. Community features include gated entry with fulltime security guard, two clubhouses each with heated pools, Jacuzzi spas, sauna, banquet facilities, billiard tables, outside barbeque areas. This wonderfully cared-for residence is well-maintained and exceptionally clean home that offers comfort, functionality, and numerous upgrades throughout. The exterior has been recently painted, enhancing the home’s curb appeal. Inside, you’ll find newer carpet in the living room along w

Key facts

• 2 parking spots
• Community pool
• Built 1968

Property features AI

Finance

• Other: Park name: Rancho del Rey; Accessibility: 2+ access exits; Property condition noted as updated/remodeled with termite clearance and additions/alterations
• Financial info: Land lease (park) paid monthly
• HOA & community: Senior community; Association amenities include pool, spa, clubhouse, meeting/banquet rooms, picnic and barbecue areas, sauna, billiard room, weight room, controlled access; call for rules; Pets allowed with size/number limits (dogs and cats OK); manager approval required

Exterior

• Parking: Attached carport with 2 covered spaces; Private road with paved, maintained surface
• Security: Gated community with attendant/guard and controlled access; Card/code access; Resident manager; Automatic gate
• Utilities: Electricity on property and connected; Natural gas connected; Public/district water connected; Public sewer connected; Cable available
• Home design: Mobile/manufactured home (24' x 57'); mobile home remains; Single-story; Faces front; Hardboard siding
• Construction: Hardboard construction; Pier jacks foundation; Siding skirt
• Exterior features: Front porch and additional porch; Open patio; In-ground private heated gunite pool (community); Fenced pool area; Shed (1); Block wall and privacy fencing; Landscaped, level/flat lot

Interior

• Kitchen: Gas cooktop; Built-in range; Gas range/oven; Refrigerator; Dishwasher; Garbage disposal; Water heater unit; Formica counters
• Bedrooms: Includes a bonus room (additional living/bedroom flexibility)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One three-quarter bathroom; Showers in tubs
• Heating & cooling: Natural gas heating; Forced air / central furnace; Central cooling
• Interior features: Pantry; Copper plumbing (full); Formica counters; French doors; Double pane windows with blinds; Smoke and carbon monoxide detectors; Exhaust fan(s); Bonus room; One-level home; Front entry
• Laundry & utility: Inside laundry; Washer included; Dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 83 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 37% of the median local income ($123k/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 $1k of loan paydown is wiped out by about $6k 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 + 2.2% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 15.97%
• Cash-on-cash: 34.55%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $275,169
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16222 Monterey Ln #80	0.00mi	2/2.0	1,320 (-4%)	7mo	$200,000	$152	88
16222 Monterey Ln #327	0.00mi	3/2.0 (+1)	1,440 (+5%)	1mo	$249,900	$174	86
16222 Monterey Ln #50	0.00mi	2/2.0	1,344 (-2%)	15mo	$200,000	$149	85
16222 Monterey Ln #337	0.00mi	2/2.0	1,440 (+5%)	11mo	$160,000	$111	82
16451 Makaha Ln	0.25mi	2/2.0	1,344 (-2%)	7mo	$845,000	$629	80
16222 Monterey Ln #151	0.00mi	3/2.0 (+1)	1,456 (+6%)	8mo	$292,000	$201	78
16222 Monterey Ln #210	0.00mi	3/2.0 (+1)	1,500 (+10%)	5mo	$243,000	$162	75
16222 Monterey #178	0.00mi	3/2.0 (+1)	1,554 (+14%)	3mo	$369,900	$238	70
16222 Monterey Ln #285	0.00mi	3/2.0 (+1)	1,565 (+14%)	4mo	$280,000	$179	68
16222 Monterey Ln #183	0.00mi	3/2.0 (+1)	1,500 (+10%)	14mo	$336,000	$224	67
16222 Monterey Ln #179	0.00mi	3/2.0 (+1)	1,539 (+12%)	18mo	$363,000	$236	59
16444 Bolsa Chica #42	0.64mi	3/2.0 (+1)	1,440 (+5%)	13mo	$325,000	$226	45

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.20×
• Total profit: $67,168
• Equity at exit: $29,806

10-year hold

• IRR: 36.0%
• Equity multiple: 4.18×
• Total profit: $178,225
• Equity at exit: $17,284

Cash invested: $55,972 (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 92649

• Rents YoY: 2.2%
• Active inventory: 83
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,789 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $1,612

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 52%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	2d	1	0.37mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	1d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	15d	1	0.49mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	1d	10	0.50mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.50mi
16682 Algonquin St Huntington Beach, CA	2.0	2.0	1000	$2,695	$2.69	18d	1	0.52mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	10d	1	0.53mi
4922 Edinger Ave Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	10d	1	0.54mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	15d	1	0.59mi
16701 Lynn Ln Apt C Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	10d	1	0.62mi
4881 Vista Dr Unit 3 Huntington Beach, CA	2.0	2.0	902	$3,200	$3.55	1d	1	0.67mi
4675 Twintree Dr Huntington Beach, CA	2.0	1.5	960	$3,495	$3.64	1d	1	0.70mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	1d	1	0.71mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.74mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	15d	1	0.75mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	2d	1	0.79mi
16862 Lynn Ln Apt E Huntington Beach, CA	2.0	1.0	970	$2,625	$2.71	18d	1	0.79mi
4701 Warner Ave Huntington Beach, CA	1.0–2.0	1.0	870	$2,895	$3.33	1d	4	0.84mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.86mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	0.86mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	2d	1	0.90mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	1d	1	0.92mi
3382 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	1d	1	0.99mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	1d	1	1.04mi
3312 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	3d	1	1.06mi
3299 Tempe Dr Huntington Beach, CA	3.0	3.0	1580	$5,950	$3.77	1d	1	1.09mi
16857 Bayview Dr Unit B Sunset Beach, CA	2.0	1.0	900	$3,450	$3.83	1d	1	1.18mi
17181 S Pacific Ave Sunset Beach, CA	2.0	2.0	1422	$6,000	$4.22	11d	1	1.28mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	1.30mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	1.30mi
2872 Coast Cir #104 Huntington Beach, CA	2.0	2.0	1631	$5,200	$3.19	1d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 72 DOM
2. 2026-06-17
   days on market $199,900 Active 71 DOM
3. 2026-06-16
   days on market $199,900 Active 70 DOM
4. 2026-06-15
   days on market $199,900 Active 69 DOM
5. 2026-06-13
   days on market $199,900 Active 67 DOM
6. 2026-06-13
   days on market $199,900 Active 66 DOM
7. 2026-06-10
   days on market $199,900 Active 64 DOM
8. 2026-06-09
   days on market $199,900 Active 63 DOM
9. 2026-06-08
   days on market $199,900 Active 62 DOM
10. 2026-06-07
    days on market $199,900 Active 61 DOM
11. 2026-06-04
    days on market $199,900 Active 58 DOM
12. 2026-06-03
    days on market $199,900 Active 57 DOM
13. 2026-06-02
    days on market $199,900 Active 56 DOM
14. 2026-06-01
    days on market $199,900 Active 55 DOM
15. 2026-05-31
    days on market $199,900 Active 54 DOM
16. 2026-05-21
    price $199,900
17. 2026-04-07
    listed $212,425 Active

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,464
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,637
• − Management: −$3,637
• − Depreciation: −$5,815
• Taxable income: $17,179
• Est. tax owed @ 24.0%: −$4,123
• After-tax cash flow: $15,216/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 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): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% Vietnamese 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

-5.9% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $199,900 CRMLS
• 2026-04-07 Listed $212,425 CRMLS