10550 Western #110 · Stanton, CA 90680

$230,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 28 Days on market

Built 1993 18 ac 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and move-in ready, this spacious 3-bedroom, 2-bathroom home offering approximately 1,200 square feet of living space is located in the desirable Fernwood Mobile Home Park. Featuring an inviting open floor concept, this turnkey home is perfect for both everyday living and entertaining. Recently painted throughout and enhanced with newly installed luxury vinyl plank (LVP) flooring, the home offers a modern and stylish feel with a bright and airy layout. Conveniently located near shopping, restaurants, entertainment, and just minutes from Knott's Berry Farm, this property also offers easy access to the 5, 91, and 22 freeways, making commuting throughout Orange County and Lo

Key facts

• Open floor concept
• 18.4 acre lot
• Community pool

Tags

• OPEN FLOOR CONCEPT
• EASY ACCESS TO FREEWAYS

Property features AI

Finance

• Other: Lot features indicate medium-density (16–20 units per acre)
• Financial info: Monthly land lease of $2,100 (park-managed); rent includes pool
• HOA & community: Community amenities include pool and spa; Community features include street lighting; Park name: FERNWOOD MOBILE HOME PARK; Manager approval required

Exterior

• Parking: Assigned carport parking
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Entry on level 1; One-level layout; Mobile home remains on site; Double-wide body type; Built by Fleetwood
• Construction: Mobile home approximately 24 by 54 (width x length); One total story; Year built source: builder
• Exterior features: Community pool

Interior

• Kitchen: Kitchen open to the family room; Gas range; Gas oven; Individual water heater unit
• Bedrooms: Primary bedroom on the main floor; All bedrooms on the ground level; Main floor bedroom(s)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Upgraded bathrooms; Bathtub and shower-in-tub
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Built-in shelving/cabinets; Ceiling fan(s); Open floor plan; Skylights; Window blinds; Carbon monoxide detector(s); Smoke detector(s); Association spa
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Savanna Elementary (urban): math 34% / reading 45% proficiency, ranked #232 of 517 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 44% of the median local income ($86k/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 $7k 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 + 2.3% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,550 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $150,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10550 Western Ave #94	0.00mi	3/2.0	1,248 (+4%)	23mo	$185,000	$148	74
7271 Katella Ave #99	0.45mi	3/2.0	1,265 (+5%)	0mo	$257,000	$203	70
3050 BALL Rd #171	0.52mi	2/2.0 (-1)	1,200 (0%)	7mo	$123,000	$103	65
3050 W Ball Rd #4	0.52mi	2/2.0 (-1)	1,248 (+4%)	11mo	$95,000	$76	55
7271 Katella Ave #77	0.49mi	2/1.0 (-1)	1,140 (-5%)	11mo	$120,000	$105	50
3050 Ball Rd W #141	0.52mi	2/2.0 (-1)	1,140 (-5%)	15mo	$180,000	$158	50
7271 Katella	0.56mi	3/2.0	1,344 (+12%)	5mo	$152,500	$113	49
3050 W Ball Rd #122	0.52mi	2/2.0 (-1)	1,188 (-1%)	24mo	$171,000	$144	49
7271 Katella Ave #97	0.45mi	2/2.0 (-1)	1,250 (+4%)	23mo	$156,500	$125	48

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $16,749
• Equity at exit: $34,294

10-year hold

• IRR: 15.5%
• Equity multiple: 2.22×
• Total profit: $78,494
• Equity at exit: $19,886

Cash invested: $64,400 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,126 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $880

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 67%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10600 Western Ave Stanton, CA	2.0	1.0–2.0	915	$2,475	$2.70	1d	2	0.12mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.15mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	0.22mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	0.24mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	0.35mi
10453 Westchester Dr Stanton, CA	2.0	2.0	700	$3,300	$4.71	3d	1	0.37mi
7622 Katella Ave Stanton, CA	2.0	1.0–2.0	691	$2,183	$3.16	3d	20	0.45mi
10511 Lexington St Unit C Stanton, CA	2.0	1.5	900	$2,300	$2.56	1d	1	0.50mi
7051 Cerritos Ave Stanton, CA	2.0	1.0	1000	$2,545	$2.54	1d	1	0.63mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	0.71mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	0.84mi
3427 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,350	$2.61	24d	1	0.86mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	17d	1	0.89mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	17d	1	0.89mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	17d	1	0.89mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	0.89mi
909 S Knott Ave Anaheim, CA	1.0–2.0	1.0	880	$2,695	$3.06	1d	1	1.03mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	15d	1	1.04mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	18d	1	1.05mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	1d	1	1.07mi
3523 W Savanna St Unit 9 Anaheim, CA	2.0	1.0	800	$2,200	$2.75	7d	1	1.08mi
6741 Ball Rd Buena Park, CA	2.0	1.5	1000	$2,495	$2.50	1d	1	1.09mi
729 S Knott Ave #127 Anaheim, CA	2.0	2.0	855	$2,875	$3.36	1d	1	1.11mi
704 S Knott Ave Anaheim, CA	2.0	1.0	880	$2,250	$2.56	1d	1	1.12mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	18d	1	1.12mi
3354 W Orange Ave Anaheim, CA	2.0	1.0	1060	$2,400	$2.26	1d	1	1.15mi
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	1.16mi
3625 W Savanna St Anaheim, CA	2.0	2.0	1060	$2,595	$2.45	1d	1	1.17mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	3d	1	1.18mi
3428 W Orange Ave Anaheim, CA	1.0–2.0	1.0–2.0	800	$2,650	$3.31	1d	5	1.21mi
2704 W Ball Rd Anaheim, CA	2.0	1.0	850	$2,710	$3.19	1d	1	1.22mi
2704 W Ball Rd Unit G-14 Anaheim, CA	2.0	1.0	850	$2,700	$3.18	17d	1	1.24mi
8882 W Cerritos Ave Anaheim, CA	2.0	1.0	980	$2,495	$2.55	1d	1	1.25mi
10743 Magnolia Ave #101 Anaheim, CA	2.0	2.0	913	$2,500	$2.74	1d	1	1.29mi
2648 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	843	$2,600	$3.08	1d	1	1.29mi
3070 W Del Monte Dr Anaheim, CA	1.0–2.0	1.0	858	$2,650	$3.09	1d	5	1.36mi
3601 W Orange Ave Anaheim, CA	2.0	1.0	900	$2,695	$2.99	1d	1	1.36mi
11565 Wasco Rd Garden Grove, CA	2.0	1.5	700	$2,795	$3.99	44d	1	1.37mi
6351 Marcella Way Buena Park, CA	4.0	2.5	1415	$4,200	$2.97	1d	1	1.37mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $230,000 Active 28 DOM
2. 2026-06-17
   days on market $230,000 Active 27 DOM
3. 2026-06-16
   days on market $230,000 Active 26 DOM
4. 2026-06-15
   days on market $230,000 Active 25 DOM
5. 2026-06-13
   days on market $230,000 Active 23 DOM
6. 2026-06-13
   days on market $230,000 Active 22 DOM
7. 2026-06-09
   days on market $230,000 Active 19 DOM
8. 2026-06-08
   days on market $230,000 Active 18 DOM
9. 2026-06-07
   days on market $230,000 Active 17 DOM
10. 2026-06-04
    days on market $230,000 Active 14 DOM
11. 2026-06-03
    days on market $230,000 Active 13 DOM
12. 2026-06-02
    days on market $230,000 Active 12 DOM
13. 2026-06-01
    days on market $230,000 Active 11 DOM
14. 2026-05-31
    days on market $230,000 Active 10 DOM
15. 2026-05-21
    listed $230,000 Active
16. 2019-06-22
    historical
17. 2019-04-25
    listed $155,900 Active
18. 2012-07-18
    historical
19. 2012-03-12
    listed $49,900 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,515
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,001
• − Management: −$3,001
• − Depreciation: −$6,691
• Taxable income: $7,338
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $8,802/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: Savanna Elementary
• NCES district ID: 0636030
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $60,278
• Composite: 35.02/100
• National rank: #5042
• State rank: #232 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

+360.9% since first listed

5 events — show timeline

• 2026-05-21 Listed $230,000 CRMLS
• 2019-06-22 Listing Removed — CRMLS
• 2019-04-25 Listed $155,900 CRMLS
• 2012-07-18 Listing Removed — CRMLS
• 2012-03-12 Listed $49,900 CRMLS

Property tax history

-4.9%/yr

Latest (2025): $133 · +2.7% YoY. Source: county tax records.