80 Huntington #516 · Huntington Beach, CA 92648

$129,990

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 1 Days on market

Built 1979 Est $100k · 30% over

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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
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently Remodeled with Updates throughout! This two bedroom two bathroom home is located just off Pacific Coast Highway nestled in the very nice Surf City Beach Cottages Park, Huntington Beach. Surrounded by wonderful restaurants and shops in the new Pacific City development and only a hop skip and jump to Main Street and the Huntington Beach pier. Less than 2 blocks from the Pacific Ocean. Prime location in the park with no one behind you. Open floor plan. Seller has re-leveled and has installed new pillars. Water heater was replaced. Two parking spaces. Community Pool and Gym.

Key facts

• Upgraded kitchen
• Large storage shed
• 2 garage spots

Tags

• HUNTINGTON BEACH LOCATION
• OPEN-CONCEPT FLOOR PLAN
• EXPANSIVE LIVING AREA
• UPGRADED KITCHEN
• PRIVATE OUTDOOR SPACE
• LARGE STORAGE SHED

Property features AI

Finance

• Other: Buyer to verify assessments
• Financial info: Land lease amount: $3,008 monthly
• HOA & community: Land lease community; Land lease payment required monthly; Rent includes gardener and pool

Exterior

• Parking: Attached garage; 2 garage spaces; 2 carport spaces; Total of 4 parking spaces; Guest parking available within community
• Security: Manager approval required (community)
• Utilities: Public/District water; Private sewer; Standard electric; Natural gas available; Cable available; Telephone in street; Water available; Sewer available; Electricity available
• Home design: Single-story; Turnkey, updated/remodeled condition; Mobile home remains (20' x 48'); Located in Surf City Beach Cottages community
• Construction: One story
• Exterior features: Community pool; Shed; Street lighting (community)

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Quartz counters; Remodeled kitchen; Self-closing cabinet doors and drawers; 6-burner stove; Gas range and gas oven; Range/stove hood; Microwave; Refrigerator; Freezer; Ice maker; Garbage disposal; Dishwasher; Central water heater; Vented exhaust fan
• Bedrooms: Primary bedroom on main floor; All bedrooms on ground level; Walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Main floor full bath; Walk-in shower; Shower in tub; Bathtub; Vanity area; Exhaust fan(s)
• Heating & cooling: Central furnace heating; Wall/window cooling
• Interior features: Crown moldings; Ceiling fan; Recessed lighting; Open floor plan; Storage space; Mirrored closet doors; No interior steps; 2+ access exits; Front door entry
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Cap rate 26.0% 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.
• 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 (+2.8%/yr); 135 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); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 35% of the median local income ($130k/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 $898 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $129,990

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.96% ✓
• Cap rate: 26.05%
• Cash-on-cash: 70.55%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $100,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Huntington St #707	0.10mi	2/2.0	1,040 (+4%)	1mo	$50,000	$48	88
80 Huntington St #514	0.01mi	2/2.0	1,040 (+4%)	8mo	$58,000	$56	87
80 Huntington St #362	0.11mi	2/2.0	1,000 (0%)	12mo	$100,000	$100	84
80 Huntington #424	0.04mi	1/1.0 (-1)	1,038 (+4%)	3mo	$35,000	$34	80
80 Huntington St #418	0.03mi	2/2.0	1,040 (+4%)	19mo	$100,000	$96	76
80 Huntington St #603	0.07mi	3/2.0 (+1)	950 (-5%)	11mo	$105,000	$111	74
80 Huntington St #358	0.10mi	2/2.0	920 (-8%)	22mo	$124,900	$136	64
20701 Beach Blvd #45	0.28mi	2/2.0	1,120 (+12%)	14mo	$199,900	$178	56
20701 Beach Blvd #214	0.30mi	2/2.0	1,120 (+12%)	15mo	$199,900	$178	54

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 69.9%
• Equity multiple: 4.14×
• Total profit: $114,438
• Equity at exit: $19,382

10-year hold

• IRR: 73.8%
• Equity multiple: 8.47×
• Total profit: $271,915
• Equity at exit: $11,239

Cash invested: $36,397 (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 92648

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $3,846 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $2,140

Break-even live

Break-even rent $1,137

Max offer price $129,990

Occupancy floor 39%

Sensitivity live

Price	-10% $2,230	-5% $2,185	+0% $2,140	+5% $2,095	+10% $2,050
Rent	-10% $1,836	-5% $1,988	+0% $2,140	+5% $2,292	+10% $2,444
Rate	-1.0pp $2,205	-0.5pp $2,173	base $2,140	+0.5pp $2,106	+1.0pp $2,072

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	2d	3	0.07mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	2d	1	0.10mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	2d	1	0.13mi
229 Atlanta Ave Unit 229 Huntington Beach, CA	1.0	1.0	700	$2,500	$3.57	2d	1	0.14mi
223 Atlanta Ave Huntington Beach, CA	1.0	1.0	700	$2,800	$4.00	2d	1	0.15mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,950	$5.23	0d	26	0.21mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	2d	1	0.22mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	0.31mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	2d	1	0.32mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	20d	1	0.34mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	0.36mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	2d	1	0.37mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	2d	12	0.39mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	16d	2	0.43mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	2d	2	0.43mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	2d	1	0.49mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	25d	1	0.53mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	0.57mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	0.57mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	2d	1	0.63mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	2d	9	0.70mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$6,675	$6.13	2d	4	0.72mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	2d	1	0.72mi
20331 Bluffside Cir #221 Huntington Beach, CA	1.0	1.0	767	$3,000	$3.91	2d	1	0.78mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	0.79mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.80mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	2d	1	0.80mi
403 Memphis Ave Unit 2 Huntington Beach, CA	2.0	1.0	900	$2,500	$2.78	20d	1	0.81mi
311 Memphis Ave Huntington Beach, CA	2.0	1.0	820	$2,595	$3.16	2d	1	0.81mi
308 Nashville Ave Huntington Beach, CA	2.0	1.0	1000	$3,116	$3.12	2d	1	0.85mi
1315 Alabama St Huntington Beach, CA	3.0	2.0	1236	$7,500	$6.07	2d	1	0.86mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	2d	1	0.87mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	7d	1	0.89mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	11d	1	0.89mi
220 12th St Unit 19 Huntington Beach, CA	1.0	1.0	756	$2,595	$3.43	11d	1	0.89mi
20191 Cape Coral Ln Unit 3-209 Huntington Beach, CA	2.0	2.0	1059	$3,200	$3.02	4d	1	0.90mi
20191 Cape Coral Ln Unit 3-314 Huntington Beach, CA	1.0	1.0	890	$2,945	$3.31	2d	1	0.90mi
8152 Mainsail Dr Unit 104 Huntington Beach, CA	2.0	2.0	1149	$3,600	$3.13	24d	1	0.93mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	0.93mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	2d	1	0.93mi

Listing history 4 events

1. 2026-06-17
   statusdays on market $129,990 Active 1 DOM
2. 2026-06-17
   days on market $129,990 Coming Soon 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $129,990 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $46,151
• − Mortgage interest: −$7,281
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$3,692
• − Management: −$3,692
• − Depreciation: −$3,782
• Taxable income: $25,104
• Est. tax owed @ 24.0%: −$6,025
• After-tax cash flow: $19,654/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 — 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): 45,827
• Household income: $130,164
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2957.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 3% Other Indo-European 3%

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: ▼ -797.90%
• Current HPI: 381.1587
• Rent YoY: ▲ 2.78%
• 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

+117.0% since first listed

10 events — show timeline

• 2026-06-15 Price Changed $129,990 CRMLS
• 2026-06-15 Price Changed $129,900 CRMLS
• 2026-06-15 Coming Soon $129,000 CRMLS
• 2023-04-26 Sold (MLS) $110,000 CRMLS
• 2023-03-14 Contingent — CRMLS
• 2023-03-05 Listed $110,000 CRMLS
• 2018-02-02 Sold (MLS) $45,000 CRMLS
• 2018-01-17 Pending — CRMLS
• 2017-12-13 Contingent — CRMLS
• 2017-11-30 Listed $59,900 CRMLS

Property tax history

-0.6%/yr

Latest (2025): $56 · -0.3% YoY. Source: county tax records.