14851 Jeffrey Rd #184 · Irvine, CA 92618

$340,000

2 bd · 2.0 ba · 1,547 sqft · Manufactured · 46 Days on market

Built 2020 Good condition 41 ac lot $220/sqft · 32% above area Est $258k · 32% over ↓ 10% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +6.9/10.0
• Appreciation +5.3/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0

Listing remarks

This bright and open home has high ceilings, big windows, lots of light, and a cozy fireplace. The kitchen has an island, stone counters, and great space for cooking. The main bedroom is large and has a big walk-in closet, plus a patio right outside, next to the kitchen and primary bedroom. Both bathrooms have skylights, a laundry room, a carport, and a storage shed. The home sits on a pretty corner lot with nice plants. It is close to the 5 Freeway, Irvine Valley College, and shopping. The 55+ community is gated and pet-friendly with fun places like a clubhouse, pool, spa, game room, fitness center, BBQ area, and trails. People who live here enjoy many activities.

Key facts

• Big windows
• Walk-in closet
• Cozy fireplace

Tags

• HIGH CEILINGS
• BIG WINDOWS
• COZY FIREPLACE
• KITCHEN ISLAND
• STONE COUNTERS
• WALK-IN CLOSET

Property features AI

Finance

• Other: Park name: The Meadow in Irvine; Pets allowed (with manager approval required)
• Financial info: Land lease of $1,650 monthly (park-managed)
• HOA & community: Senior community; Association amenities include: pool, sauna, gym/exercise room, clubhouse, meeting room, billiard room, card room, multipurpose/recreational room, and barbecue areas; Rent includes association dues and pool

Exterior

• Parking: Paved parking; Carport (3 spaces); Detached or covered garage spaces (3); Total of 6 parking spaces
• Security: Automatic gate; Security fencing
• Utilities: Electricity on property; Natural gas connected and available; Water connected (District/Public); Public sewer / sewer connected; Cable available
• Home design: Single-story home; Faces east; Turnkey condition; Mobile home remains (model 10110CT28592A, approx. 13' x 58')
• Construction: Composition roof; Estimated year built
• Exterior features: Open patio; Patio; Community/in-ground pool; Community spa (association); Patio present; Corner lot; Sprinkler system; One shed on the property; Parking accessibility features

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Gas cooktop; Gas range; Built-in range; Microwave; Dishwasher; Garbage disposal; Water heater unit
• Bedrooms: Primary bedroom on the main floor; All bedrooms on the lower/main floor; Walk-in closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Double sinks in bathroom(s); Bathtub and separate shower (shower in tub and shower listed)
• Heating & cooling: Central cooling
• Interior features: Ceiling fan; Storage space; Automatic gate; Blinds and screens on windows; One-level home; Entry located at a stop light
• Laundry & utility: Indoor laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $340k. Condition is rated good.

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 ($4k rent vs $340k).
• Recommended offer: $330k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 1.2% in Irvine — 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 76/100 on livability (#100 in CA, #3,537 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, commute A+; Watch: health & safety C-, cost of living F.
• Irvine Unified (urban): math 74% / reading 80% proficiency, ranked #31 of 517 in CA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.1%/yr); 464 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 34% of the median local income ($146k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $2k appreciation (0.6% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.6% appreciation + 2.1% rent growth), your $95k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 1.22% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $257,500
• List price: $340,000
• Delta: 32.04%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14851 Jeffrey Rd #25	0.00mi	2/2.0	1,536 (-1%)	6mo	$195,000	$127	94
14851 Jeffrey Rd #38	0.00mi	3/2.0 (+1)	1,540 (-0%)	3mo	$268,000	$174	92
14851 Jeffery Rd #72	0.00mi	2/2.0	1,512 (-2%)	9mo	$214,000	$142	89
14851 Jeffrey #269	0.00mi	3/2.0 (+1)	1,608 (+4%)	0mo	$356,000	$221	88
14851 Jeffrey Rd #88	0.00mi	2/2.0	1,672 (+8%)	0mo	$315,000	$188	86
14851 Jeffrey Rd #241	0.00mi	2/2.0	1,440 (-7%)	3mo	$140,000	$97	86
14851 Jeffrey Rd #352	0.00mi	3/2.0 (+1)	1,512 (-2%)	7mo	$302,500	$200	85
14851 Jeffrey Rd #135	0.00mi	2/2.0	1,440 (-7%)	6mo	$205,000	$142	84
14851 Jeffrey #334	0.00mi	2/2.0	1,440 (-7%)	7mo	$178,000	$124	83
14851 Jeffrey #222	0.00mi	2/2.0	1,440 (-7%)	11mo	$227,500	$158	79
14851 Jeffrey Rd #17	0.00mi	3/2.0 (+1)	1,440 (-7%)	8mo	$297,000	$206	77
14851 Jeffrey Rd #66	0.00mi	3/2.0 (+1)	1,440 (-7%)	8mo	$263,000	$183	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.64% appreciation · 2.14% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.81×
• Total profit: $76,913
• Equity at exit: $109,788

10-year hold

• IRR: 19.5%
• Equity multiple: 3.23×
• Total profit: $211,960
• Equity at exit: $141,157

Cash invested: $95,200 (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 92618

• Home prices YoY: 0.1%
• Rents YoY: 2.1%
• Active inventory: 464
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $4,141 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $1,259

Break-even live

Break-even rent $2,548

Max offer price $340,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,451	-5% $1,355	+0% $1,259	+5% $1,162	+10% $1,066
Rent	-10% $931	-5% $1,095	+0% $1,259	+5% $1,422	+10% $1,586
Rate	-1.0pp $1,430	-0.5pp $1,345	base $1,259	+0.5pp $1,170	+1.0pp $1,081

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5224 Walnut Ave Irvine, CA	3.0	2.5	1428	$4,000	$2.80	0d	1	0.24mi
5 Locust Irvine, CA	3.0	2.5	1517	$4,495	$2.96	21d	1	0.27mi
34 Elksford Ave Irvine, CA	2.0	2.0	1078	$3,280	$3.04	44d	1	0.27mi
5011 Greencap Ave Irvine, CA	3.0	2.0	1216	$4,400	$3.62	5d	1	0.31mi
5151 Walnut Ave #29 Irvine, CA	2.0	3.0	1142	$3,400	$2.98	44d	1	0.43mi
5101 Chateau Cir Irvine, CA	3.0	2.0	1650	$4,800	$2.91	25d	1	0.44mi
11 Eccelstone Cir Irvine, CA	3.0	2.0	1480	$4,795	$3.24	25d	1	0.50mi
15431 Lorraine Way Irvine, CA	3.0	2.0	1450	$4,500	$3.10	25d	1	0.52mi
43 Alderwood #69 Irvine, CA	3.0	1.5	1220	$3,700	$3.03	21d	1	0.62mi
26 Elderglen Irvine, CA	3.0	2.0	1104	$4,150	$3.76	21d	1	0.64mi
78 Rose Arch #21 Irvine, CA	2.0	2.0	1300	$3,950	$3.04	44d	1	0.72mi
1 Autumn Oak Irvine, CA	3.0	2.0	1538	$5,200	$3.38	20d	1	0.72mi
88 Painted Trellis Irvine, CA	3.0	2.5	1559	$4,500	$2.89	44d	1	0.75mi
145 Huntington Irvine, CA	3.0	2.5	1224	$3,900	$3.19	44d	1	0.76mi
30 Dragonfly Irvine, CA	2.0	2.5	1068	$3,800	$3.56	25d	1	0.77mi
86 Strawberry Grv Irvine, CA	3.0	3.5	1658	$4,450	$2.68	20d	1	0.78mi
86 Strawberry Grv Irvine, CA	3.0	3.5	1658	$4,500	$2.71	44d	1	0.78mi
49 E Yale Loop #26 Irvine, CA	3.0	2.0	1471	$4,300	$2.92	25d	1	0.79mi
365 Huntington #189 Irvine, CA	3.0	2.5	1224	$3,750	$3.06	44d	1	0.79mi
94 Strawberry Grv Irvine, CA	3.0	2.5	1559	$4,500	$2.89	44d	1	0.80mi
72 Cartier Aisle Irvine, CA	3.0	3.0	1764	$4,200	$2.38	12d	1	0.80mi
104 Cartier Aisle Irvine, CA	3.0	3.0	1764	$4,350	$2.47	5d	1	0.86mi
16 Brookmont #85 Irvine, CA	2.0	2.0	1194	$4,000	$3.35	20d	1	0.87mi
62 Emerald Clover Irvine, CA	3.0	3.0	1611	$4,800	$2.98	8d	1	0.88mi
144 Velvet Flower Irvine, CA	3.0	3.0	1611	$5,000	$3.10	8d	1	0.89mi
13 Brookmont #60 Irvine, CA	2.0	2.0	1230	$4,300	$3.50	8d	1	0.90mi
130 Cartier Aisle Irvine, CA	3.0	3.0	1764	$12,000	$6.80	0d	1	0.91mi
14602 Bel Aire St Irvine, CA	3.0	2.0	1830	$4,900	$2.68	14d	1	0.93mi
194 Rose Arch Irvine, CA	2.0	2.5	1441	$4,000	$2.78	8d	1	0.94mi
24 Rockwren Irvine, CA	3.0	2.0	1803	$5,000	$2.77	44d	1	0.98mi
102 Tangerine Irvine, CA	3.0	2.0	1445	$4,150	$2.87	14d	1	0.98mi
75 Gardenstone Path Irvine, CA	3.0	2.5	2073	$13,000	$6.27	7d	1	1.00mi
100 Grand Canal Irvine, CA	1.0–2.0	1.0–2.5	901	$4,440	$4.93	0d	108	1.01mi
50 Eastshore Irvine, CA	1.0–3.0	1.0–2.0	816	$3,368	$4.13	0d	36	1.02mi
47 Lakeshore Irvine, CA	3.0	3.0	2158	$5,500	$2.55	20d	1	1.03mi
41 Bamboo Irvine, CA	3.0	3.5	1600	$4,200	$2.62	25d	1	1.07mi
66 Jade Flower Irvine, CA	3.0	3.0	1619	$4,500	$2.78	5d	1	1.09mi
55 Jade Flower Irvine, CA	3.0	3.0	1619	$4,595	$2.84	44d	1	1.10mi
7 Lakeview Irvine, CA	3.0	2.5	2044	$6,200	$3.03	44d	1	1.10mi
60 Bay Laurel Irvine, CA	3.0	3.5	1541	$4,500	$2.92	14d	1	1.12mi

Listing history 16 events

1. 2026-06-21
   days on market $340,000 Active 46 DOM
2. 2026-06-18
   days on market $340,000 Active 43 DOM
3. 2026-06-17
   days on market $340,000 Active 42 DOM
4. 2026-06-16
   days on market $340,000 Active 41 DOM
5. 2026-06-15
   days on market $340,000 Active 40 DOM
6. 2026-06-13
   days on market $340,000 Active 38 DOM
7. 2026-06-13
   days on market $340,000 Active 37 DOM
8. 2026-06-09
   days on market $340,000 Active 34 DOM
9. 2026-06-08
   days on market $340,000 Active 33 DOM
10. 2026-06-07
    days on market $340,000 Active 32 DOM
11. 2026-06-04
    pricedays on market $340,000 Active 29 DOM
12. 2026-06-03
    days on market $379,000 Active 28 DOM
13. 2026-06-02
    days on market $379,000 Active 27 DOM
14. 2026-06-01
    days on market $379,000 Active 26 DOM
15. 2026-05-31
    days on market $379,000 Active 25 DOM
16. 2026-05-06
    listed $379,000 Active 673-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,062 · $88/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$1,522/yr (+$127/mo · 143.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 6 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,697
• − Mortgage interest: −$19,045
• − Property taxes: −$1,062
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,976
• − Management: −$3,976
• − Depreciation: −$9,891
• Taxable income: $10,047
• Est. tax owed @ 24.0%: −$2,411
• After-tax cash flow: $12,691/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 · 0 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor maintenance needed to enhance curb appeal and functionality.

Value-add opportunities

• Both Paint the exterior siding and windows — Enhances curb appeal and can increase both resale and rental value
• Both Replace the flooring in the kitchen and bathrooms — Improves the aesthetic and functionality of the living spaces
• Both Install new lighting fixtures in the bathrooms — Enhances the ambiance and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding and windows — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace the flooring in the kitchen and bathrooms — Improves the aesthetic and functionality of the living spaces ↑
• Both Install new lighting fixtures in the bathrooms — Enhances the ambiance and can increase both resale and rental value ↑

ⓘ 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: Irvine Unified
• NCES district ID: 0684500
• Math proficiency: 74% ▲ 1.00%
• Reading proficiency: 80% ▲ 3.00%
• Median HH income: $92,078
• Composite: 69.17/100
• National rank: #319
• State rank: #31 of 517 in CA

Livability — Irvine

• Score: 76/100
• State rank: #100
• US rank: #3537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvine, CA
• County: Orange County · 3,096,323 people
• City population: 287,839
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 66,126
• Household income: $145,731
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 4078.0

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 0.65)
• Race & ethnicity: Asian 48% White 33% Hispanic / Latino 11% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 42% · China, South Korea, Canada
• Languages at home: 44% English-only · Chinese 15% Other Indo-European 10% Korean 8%

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: ▲ 0.64%
• Current HPI: 441.9409
• Rent YoY: ▲ 2.14%
• 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

-10.3% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $340,000 CRMLS
• 2026-05-06 Listed $379,000 CRMLS

Property tax history

+0.0%/yr

Latest (2025): $1,062 · +0.0% YoY. Source: county tax records.