327 W Wilson #82 · Costa Mesa, CA 92627

$158,477

2 bd · 2.0 ba · 735 sqft · Manufactured · 98 Days on market

Built 1998 $216/sqft · at area comps Est $155k · 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 +6.5/15.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated and move-in ready, this charming home features new wood-style flooring, recessed lighting, and an open living space filled with natural light. Bright kitchen offers white cabinets, stainless appliances, and modern fixtures. Upgraded bath with stylish vanity and tile accents. Clean, inviting, and low-maintenance throughout.

Key facts

• Bright kitchen
• White cabinets
• Stainless appliances

Tags

• WOOD-STYLE FLOORING
• RECESSED LIGHTING
• OPEN LIVING SPACE
• BRIGHT KITCHEN
• WHITE CABINETS
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $158k).
• Recommended offer: $144k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: schools C-, health & safety D+, crime F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 + 1.7% rent growth), your $44k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $129k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $144,214 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $155,000
• List price: $158,477
• Delta: 2.24%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 W Wilson #88	0.00mi	2/2.0	768 (+4%)	3mo	$155,000	$202	90
327 W Wilson St #49	0.00mi	2/1.0	816 (+11%)	4mo	$165,000	$202	74
1973 Newport Blvd #50	0.61mi	2/2.0	780 (+6%)	13mo	$160,000	$205	50
1973 Newport Blvd #17	0.62mi	2/2.0	800 (+9%)	10mo	$136,000	$170	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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.82×
• Total profit: $36,522
• Equity at exit: $23,629

10-year hold

• IRR: 27.8%
• Equity multiple: 3.31×
• Total profit: $102,666
• Equity at exit: $13,702

Cash invested: $44,374 (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 92627

• Rents YoY: 1.7%
• Active inventory: 97
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$831
• Tax est. 1.5%: −$198 /mo · $2,377/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,030

Break-even live

Break-even rent $1,386

Max offer price $158,477

Occupancy floor 57%

Sensitivity live

Price	-10% $1,140	-5% $1,085	+0% $1,030	+5% $975	+10% $921
Rent	-10% $818	-5% $924	+0% $1,030	+5% $1,136	+10% $1,243
Rate	-1.0pp $1,110	-0.5pp $1,070	base $1,030	+0.5pp $989	+1.0pp $947

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: $39,619
• Closing costs: $4,754
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 W Wilson St Costa Mesa, CA	1.0	1.0	585	$2,250	$3.85	21d	1	0.42mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	21d	1	0.42mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	21d	1	0.43mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$3,955	$3.92	2d	17	0.46mi
2080 Newport Blvd Apt 226 Costa Mesa, CA	1.0	1.0	424	$1,845	$4.35	25d	1	0.52mi
2110 Newport Blvd Costa Mesa, CA	1.0	1.0	480	$1,900	$3.96	25d	1	0.53mi
2323 Elden Ave Costa Mesa, CA	1.0	1.0	684	$2,445	$3.57	4d	2	0.58mi
177 22nd St Costa Mesa, CA	1.0	1.0	740	$2,625	$3.55	44d	1	0.60mi
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,650	$3.76	44d	1	0.61mi
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	5d	1	0.61mi
109 Clearbrook Ln Unit C Costa Mesa, CA	1.0	1.0	750	$2,450	$3.27	25d	1	0.63mi
2000 Parsons St Costa Mesa, CA	1.0–2.0	1.0–2.0	800	$3,215	$4.02	14d	5	0.64mi
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	44d	1	0.64mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,750	$4.31	25d	1	0.65mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	8d	1	0.67mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	8d	1	0.82mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	17d	1	0.83mi
425 Merrimac Way Costa Mesa, CA	1.0	1.0	600	$2,540	$4.23	2d	6	0.83mi
1911 Church St #4 Costa Mesa, CA	1.0	1.0	360	$1,995	$5.54	44d	1	0.89mi
400 Merrimac Way Costa Mesa, CA	1.0	1.0	634	$2,350	$3.71	2d	3	0.93mi
1919 Maple Ave Unit 1917-06 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	25d	1	0.97mi
1919 Maple Ave Unit 1917-14 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	11d	1	0.97mi
1500 Mesa Verde Dr E Costa Mesa, CA	1.0	1.0	813	$3,078	$3.79	2d	8	1.09mi
2700 Peterson Pl Costa Mesa, CA	2.0	1.0–2.0	802	$3,231	$4.03	2d	22	1.11mi
1975 Pomona Ave Costa Mesa, CA	1.0	1.0	650	$1,995	$3.07	14d	1	1.11mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	22d	1	1.12mi
286 E 19th St Unit B Costa Mesa, CA	1.0	1.0	550	$2,375	$4.32	20d	1	1.17mi
2115 Placentia Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	725	$2,595	$3.58	3d	4	1.18mi
187 E 18th St Costa Mesa, CA	1.0	1.0	725	$2,400	$3.31	19d	1	1.24mi
187 E 18th St Costa Mesa, CA	1.0	1.0	600	$2,400	$4.00	25d	1	1.24mi
140 Cabrillo St Costa Mesa, CA	1.0	1.0	337	$1,795	$5.32	17d	2	1.31mi
2775 Mesa Verde Dr E Costa Mesa, CA	3.0	1.0–2.0	968	$3,687	$3.81	2d	73	1.39mi
2855 Pinecreek Dr Apt A230 Costa Mesa, CA	1.0	1.0	495	$2,545	$5.14	14d	1	1.40mi
2855 Pinecreek Dr Unit E-323 Costa Mesa, CA	1.0	1.0	495	$2,545	$5.14	3d	1	1.40mi
2855 Pinecreek Dr Unit A-301 Costa Mesa, CA	1.0	1.0	495	$2,715	$5.48	14d	1	1.40mi
2855 Pinecreek Dr Unit A-303 Costa Mesa, CA	1.0	1.0	748	$2,865	$3.83	44d	1	1.40mi
2855 Pinecreek Dr Unit F-308 Costa Mesa, CA	1.0	1.0	726	$2,625	$3.62	25d	1	1.40mi
2855 Pinecreek Dr Unit D-113 Costa Mesa, CA	1.0	1.0	495	$2,275	$4.60	3d	1	1.40mi
2855 Pinecreek Dr Apt C104 Costa Mesa, CA	1.0	1.0	748	$2,595	$3.47	3d	1	1.40mi
2855 Pinecreek Dr Apt F136 Costa Mesa, CA	1.0	1.0	726	$2,810	$3.87	44d	1	1.40mi

Listing history 20 events

1. 2026-06-09
   days on market $158,477 Active 98 DOM
2. 2026-06-08
   days on market $158,477 Active 97 DOM
3. 2026-06-07
   days on market $158,477 Active 96 DOM
4. 2026-06-04
   days on market $158,477 Active 93 DOM
5. 2026-06-03
   days on market $158,477 Active 92 DOM
6. 2026-06-02
   pricedays on market $158,477 Active 91 DOM
7. 2026-06-01
   days on market $161,999 Active 90 DOM
8. 2026-05-31
   days on market $161,999 Active 89 DOM
9. 2026-05-01
   price $161,999 340-char remark

   Show marketing remark (340 chars)

   Freshly updated and move-in ready, this charming home features new wood-style flooring, recessed lighting, and an open living space filled with natural light. Bright kitchen offers white cabinets, stainless appliances, and modern fixtures. Upgraded bath with stylish vanity and tile accents. Clean, inviting, and low-maintenance throughout.

10. 2026-03-03
    listed $165,000 Active 340-char remark

    Show marketing remark (340 chars)

    Freshly updated and move-in ready, this charming home features new wood-style flooring, recessed lighting, and an open living space filled with natural light. Bright kitchen offers white cabinets, stainless appliances, and modern fixtures. Upgraded bath with stylish vanity and tile accents. Clean, inviting, and low-maintenance throughout.

11. 2023-11-01
    soldstatus $129,000 Closed Sale 400-char remark

    Show marketing remark (400 chars)

    Welcome to this upgraded 2 bed 2 bath double wide mobile home in Costa Mesa Estates. newer exterior and interior paint, skylight in living room bringing that natural light in, newer laminate floors throughout with tile floors in the bathroom. newer water heater, conveniently located near the 55, 405 freeways and 71 toll road, schools, shopping and entertainment. approximately 4 miles to the beach.

12. 2023-09-12
    status Pending Sale 400-char remark

    Show marketing remark (400 chars)

    Welcome to this upgraded 2 bed 2 bath double wide mobile home in Costa Mesa Estates. newer exterior and interior paint, skylight in living room bringing that natural light in, newer laminate floors throughout with tile floors in the bathroom. newer water heater, conveniently located near the 55, 405 freeways and 71 toll road, schools, shopping and entertainment. approximately 4 miles to the beach.

13. 2023-07-07
    status Active 400-char remark

    Show marketing remark (400 chars)

    Welcome to this upgraded 2 bed 2 bath double wide mobile home in Costa Mesa Estates. newer exterior and interior paint, skylight in living room bringing that natural light in, newer laminate floors throughout with tile floors in the bathroom. newer water heater, conveniently located near the 55, 405 freeways and 71 toll road, schools, shopping and entertainment. approximately 4 miles to the beach.

14. 2023-04-18
    status Pending Sale 400-char remark

    Show marketing remark (400 chars)

    Welcome to this upgraded 2 bed 2 bath double wide mobile home in Costa Mesa Estates. newer exterior and interior paint, skylight in living room bringing that natural light in, newer laminate floors throughout with tile floors in the bathroom. newer water heater, conveniently located near the 55, 405 freeways and 71 toll road, schools, shopping and entertainment. approximately 4 miles to the beach.

15. 2023-04-09
    listed $129,000 Active 400-char remark

    Show marketing remark (400 chars)

    Welcome to this upgraded 2 bed 2 bath double wide mobile home in Costa Mesa Estates. newer exterior and interior paint, skylight in living room bringing that natural light in, newer laminate floors throughout with tile floors in the bathroom. newer water heater, conveniently located near the 55, 405 freeways and 71 toll road, schools, shopping and entertainment. approximately 4 miles to the beach.

16. 2022-11-21
    status Pending Sale
17. 2022-11-21
    historical
18. 2022-11-11
    listed $119,000 Active
19. 2001-04-24
    historical
20. 2000-10-31
    listed $59,900

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,283
• − Mortgage interest: −$8,877
• − Property taxes: −$2,377
• − Insurance: −$792
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$4,610
• Taxable income: $10,461
• Est. tax owed @ 24.0%: −$2,511
• After-tax cash flow: $9,851/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,096,323 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 2889.0

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 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• 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

+170.4% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $161,999 CRMLS
• 2026-03-03 Listed $165,000 CRMLS
• 2023-11-01 Sold (MLS) $129,000 CRMLS
• 2023-09-12 Pending — CRMLS
• 2023-07-07 Relisted — CRMLS
• 2023-04-18 Pending — CRMLS
• 2023-04-09 Listed $129,000 CRMLS
• 2022-11-21 Pending — CRMLS
• 2022-11-21 Listing Removed — CRMLS
• 2022-11-11 Listed $119,000 CRMLS
• 2001-04-24 Listing Removed — CRMLS
• 2000-10-31 Listed $59,900 CRMLS

Property tax history

-3.9%/yr

Latest (2025): $155 · -0.4% YoY. Source: county tax records.