14081 Magnolia #140 · Westminster, CA 92683

$179,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 101 Days on market

Built 1967 9.27 ac lot Est $222k · 19% under ↓ 7% since listing

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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 +6.5/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly improved asking price - This 3 bed and 2 bath mobile home located in a family park in Westminster is looking for a new owner to call it home. This home has new paint, vinyl laminate flooring throughout, recessed lighting, updated kitchen and baths that are a few years old and a private backyard area. Located near Little Saigon area in a highly coveted family park that offers shared clubhouse, pool, hot tub, bbq area access for all its residences.

Key facts

• Private backyard
• New paint
• Recessed lighting

Tags

• NEW PAINT
• VINYL LAMINATE FLOORING
• RECESSED LIGHTING
• UPDATED KITCHEN
• PRIVATE BACKYARD
• SHARED CLUBHOUSE

Property features AI

Finance

• Other: Manager approval required for rental/occupancy; Pets allowed with breed restrictions; One shed on property; Has view
• Financial info: Land lease property
• HOA & community: Park name: Prado Verde; Community features include street lighting, storm drains, sidewalks, park, suburban setting; Land lease of $2,265 monthly (park)

Exterior

• Parking: Attached carport (2 spaces)
• Security: Carbon monoxide detector(s); Smoke detector(s); Resident manager
• Utilities: Public/district water; Sewer or septic - unknown
• Home design: Mobile home (remains on site); Double body type; Faces north; Single story; Entry level: 1
• Construction: One-story structure; Mobile dimensions approximately 10 x 50
• Exterior features: In-ground community pool

Interior

• Kitchen: Stone counters; Range with stove hood; Gas & electric range; Dishwasher
• Bedrooms: Entry level: 1
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling
• Interior features: One-level entry; One story; Updated/remodeled condition; Turnkey; Community spa; Carbon monoxide and smoke detectors; On-site resident manager
• Laundry & utility: Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 2.0% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living 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.
• Market conditions: Rents rising (+2.0%/yr); 87 active listings in the ZIP; 33 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 $1k of loan paydown is wiped out by about $5k 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 + 2.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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?
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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.66%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $222,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14081 Magnolia St Unit SP 153	0.00mi	4/2.0 (+1)	1,296 (+8%)	4mo	$240,000	$185	78
14362 Bushard #39	0.71mi	3/2.0	1,227 (+2%)	6mo	$250,000	$204	58
14362 Bushard St Spc 90	0.61mi	3/2.0	1,152 (-4%)	18mo	$130,000	$113	50
9200 Westminster Blvd #60	0.26mi	2/2.0 (-1)	1,344 (+12%)	21mo	$115,000	$86	45
14362 Bushard St #38	0.71mi	3/2.0	1,320 (+10%)	8mo	$265,000	$201	44

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.93×
• Total profit: $46,860
• Equity at exit: $26,689

10-year hold

• IRR: 30.4%
• Equity multiple: 3.60×
• Total profit: $130,170
• Equity at exit: $15,477

Cash invested: $50,120 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,134 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $1,239

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 55%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8810 Hewitt Pl #22 Garden Grove, CA	2.0	2.5	1025	$3,200	$3.12	1d	1	0.24mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	0.28mi
8842 Enloe Ave Garden Grove, CA	3.0	2.0	1300	$3,950	$3.04	1d	1	0.42mi
14523 Ontario Dr Westminster, CA	2.0	2.0	750	$2,600	$3.47	43d	1	0.64mi
13392 Magnolia St Unit 13392-C Garden Grove, CA	2.0	2.0	1129	$2,595	$2.30	22d	1	0.70mi
9565 Mansor Ave Garden Grove, CA	2.0	2.0	800	$3,095	$3.87	20d	1	0.72mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	0.76mi
9155 Central Ave Garden Grove, CA	1.0–3.0	1.0–2.0	1139	$3,877	$3.40	1d	6	0.93mi
13212 Magnolia St Unit J5 Garden Grove, CA	2.0	1.0	894	$2,403	$2.69	10d	1	0.96mi
13212 Magnolia St Garden Grove, CA	1.0–2.0	1.0	816	$2,403	$2.94	11d	3	0.96mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$3,295	$3.18	1d	3	1.01mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	3d	1	1.02mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	1.02mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	2d	8	1.10mi
13051 Gilbert St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	43d	1	1.11mi
13057 Kiwi Ln Garden Grove, CA	3.0	2.5	1261	$3,500	$2.78	1d	1	1.13mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	2d	2	1.13mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	1.14mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	1d	1	1.19mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	1.24mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	1.25mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	1.26mi
14322 Joyce Ave Westminster, CA	3.0	2.0	1200	$4,190	$3.49	5d	1	1.27mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	1.27mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	2d	6	1.31mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	1d	2	1.35mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.38mi
15123 Brookhurst St Westminster, CA	2.0	1.0–2.0	705	$2,940	$4.17	2d	5	1.43mi
9900 Acacia Ave Garden Grove, CA	1.0–2.0	1.0–1.5	939	$2,965	$3.16	3d	5	1.45mi
10080 Garden Grove Blvd Garden Grove, CA	2.0	1.0	820	$2,183	$2.66	43d	1	1.45mi
15100 Brookhurst St Unit 327 Westminster, CA	2.0	2.0	1254	$4,490	$3.58	12d	1	1.47mi
9821 Acacia Ave Garden Grove, CA	2.0	2.0	968	$2,800	$2.89	19d	1	1.48mi
9551 Robin Ave Westminster, CA	3.0	2.0	1302	$4,000	$3.07	43d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $179,000 Active 101 DOM
2. 2026-06-17
   days on market $179,000 Active 100 DOM
3. 2026-06-16
   days on market $179,000 Active 99 DOM
4. 2026-06-15
   days on market $179,000 Active 98 DOM
5. 2026-06-13
   days on market $179,000 Active 96 DOM
6. 2026-06-13
   days on market $179,000 Active 95 DOM
7. 2026-06-09
   days on market $179,000 Active 92 DOM
8. 2026-06-08
   days on market $179,000 Active 91 DOM
9. 2026-06-07
   days on market $179,000 Active 90 DOM
10. 2026-06-04
    days on market $179,000 Active 87 DOM
11. 2026-06-03
    days on market $179,000 Active 86 DOM
12. 2026-06-02
    days on market $179,000 Active 85 DOM
13. 2026-06-02
    price $179,000 Active 84 DOM
14. 2026-06-01
    days on market $195,000 Active 84 DOM
15. 2026-05-31
    days on market $195,000 Active 83 DOM
16. 2026-03-14
    price $195,000
17. 2026-03-09
    listed $210,000 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 ≥88°F today · 22 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: $37,610
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − Depreciation: −$5,207
• Taxable income: $12,778
• Est. tax owed @ 24.0%: −$3,067
• After-tax cash flow: $11,801/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 — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA
• County: Orange County · 3,096,323 people
• City population: 89,833
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% Chinese 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

-7.1% since first listed

2 events — show timeline

• 2026-03-14 Price Changed $195,000 CRMLS
• 2026-03-09 Listed $210,000 CRMLS

Property tax history

+14.6%/yr

Latest (2025): $78 · -0.8% YoY. Source: county tax records.