16902 Lake Pleasant Ln #216 · Yorba Linda, CA 92886

$335,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 139 Days on market

Built 1971 23 ac lot $241/sqft · 30% above area Est $258k · 30% over

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Why this score? — see what drove the C- 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Treat yourself by visiting this Lovely Home. A Great location and updated. Not only is this the Best Location, you feel as though you are in a Park setting on two sides. This Remodeled Home provides the Open Concept with a completely New Kitchen. Quartz Countertops, New wood self closing Cabinets. Two separate Ovens. Huge counter space including the open island. Plus it is open to the Family Room. Crown Molding and Base boards plus Wood Laminate Flooring through out. Carpet in the two Bedrooms. All new interior panel doors and two lovely Exterior entry Doors. The Sun room adds to the nice view of the Green Belt. This Home has it's own yard, large enough to enjoy your own landscape. The HVAC is New, also You will appreciate the Covered side by side Carport and large storage shed. Low Space Rent.

Key facts

• Quartz countertops
• New kitchen
• Huge counter space

Tags

• REMODELED HOME
• NEW KITCHEN
• QUARTZ COUNTERTOPS
• SELF CLOSING CABINETS
• TWO SEPARATE OVENS
• HUGE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.1% in Yorba Linda — 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 (#105 in CA, #3,701 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: health & safety D+, cost of living F.
• Placentia-Yorba Linda Unified (suburban): math 48% / reading 66% proficiency, ranked #78 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 117 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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?
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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $258,125
• List price: $335,000
• Delta: 29.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16901 Lake Pleasant Ln #231	0.04mi	2/2.0	1,392 (0%)	6mo	$190,000	$136	93
16959 Lake Knoll Ln #109	0.07mi	2/2.0	1,368 (-2%)	3mo	$215,000	$157	92
16776 Lake Terrace Way #247	0.06mi	2/2.0	1,440 (+3%)	2mo	$335,000	$233	90
3761 Lake Grove Dr #55	0.13mi	2/2.0	1,368 (-2%)	2mo	$170,000	$124	89
3767 Lake Glen Dr #145	0.17mi	2/2.0	1,368 (-2%)	2mo	$220,000	$161	88
3744 Lake Grove Dr #21	0.12mi	2/2.0	1,344 (-3%)	1mo	$205,000	$153	88
3678 Lake Crest Dr #41	0.07mi	2/2.0	1,344 (-3%)	4mo	$355,000	$264	87
16774 Lake Tree Dr #273	0.08mi	2/2.0	1,440 (+3%)	4mo	$344,000	$239	87
3708 Lake Crest Dr	0.07mi	2/2.0	1,536 (+10%)	6mo	$284,000	$185	74
16742 Lake Park Way	0.16mi	2/2.0	1,200 (-14%)	6mo	$125,000	$104	65
16735 Lake Knoll Ln #195	0.12mi	2/2.0	1,183 (-15%)	7mo	$400,000	$338	64
16958 Lake Ridge Way	0.07mi	3/2.0 (+1)	1,200 (-14%)	7mo	$180,000	$150	63

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-16,827
• Equity at exit: $49,950

10-year hold

• IRR: 4.0%
• Equity multiple: 1.28×
• Total profit: $26,144
• Equity at exit: $28,965

Cash invested: $93,800 (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 92886

• Rents YoY: 2.3%
• Active inventory: 117
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,729 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $631

Break-even live

Break-even rent $2,931

Max offer price $335,000

Occupancy floor 78%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Sevilla Dr Brea, CA	2.0	2.5	1534	$3,800	$2.48	43d	1	0.64mi
17564 Orange Dr Yorba Linda, CA	2.0	2.0	1015	$2,750	$2.71	43d	1	1.30mi
17568 Orange Dr Yorba Linda, CA	2.0	1.5	1050	$2,690	$2.56	12d	1	1.31mi
1441 Prospect Ave Unit B Placentia, CA	2.0	2.0	1200	$3,150	$2.62	16d	1	1.37mi
597 Hummingbird Dr Brea, CA	3.0	2.5	1377	$4,200	$3.05	15d	1	1.38mi

Listing history 23 events

1. 2026-06-18
   days on market $335,000 Active 139 DOM
2. 2026-06-17
   days on market $335,000 Active 138 DOM
3. 2026-06-16
   days on market $335,000 Active 137 DOM
4. 2026-06-15
   days on market $335,000 Active 136 DOM
5. 2026-06-13
   days on market $335,000 Active 134 DOM
6. 2026-06-13
   days on market $335,000 Active 133 DOM
7. 2026-06-09
   days on market $335,000 Active 130 DOM
8. 2026-06-08
   days on market $335,000 Active 129 DOM
9. 2026-06-07
   days on market $335,000 Active 128 DOM
10. 2026-06-04
    days on market $335,000 Active 125 DOM
11. 2026-06-03
    days on market $335,000 Active 124 DOM
12. 2026-06-02
    days on market $335,000 Active 123 DOM
13. 2026-06-01
    days on market $335,000 Active 122 DOM
14. 2026-05-31
    days on market $335,000 Active 121 DOM
15. 2026-04-19
    price $345,000 806-char remark

    Show marketing remark (806 chars)

    Treat yourself by visiting this Lovely Home. A Great location and updated. Not only is this the Best Location, you feel as though you are in a Park setting on two sides. This Remodeled Home provides the Open Concept with a completely New Kitchen. Quartz Countertops, New wood self closing Cabinets. Two separate Ovens. Huge counter space including the open island. Plus it is open to the Family Room. Crown Molding and Base boards plus Wood Laminate Flooring through out. Carpet in the two Bedrooms. All new interior panel doors and two lovely Exterior entry Doors. The Sun room adds to the nice view of the Green Belt. This Home has it's own yard, large enough to enjoy your own landscape. The HVAC is New, also You will appreciate the Covered side by side Carport and large storage shed. Low Space Rent.

16. 2026-01-30
    listed $350,000 Active 806-char remark

    Show marketing remark (806 chars)

    Treat yourself by visiting this Lovely Home. A Great location and updated. Not only is this the Best Location, you feel as though you are in a Park setting on two sides. This Remodeled Home provides the Open Concept with a completely New Kitchen. Quartz Countertops, New wood self closing Cabinets. Two separate Ovens. Huge counter space including the open island. Plus it is open to the Family Room. Crown Molding and Base boards plus Wood Laminate Flooring through out. Carpet in the two Bedrooms. All new interior panel doors and two lovely Exterior entry Doors. The Sun room adds to the nice view of the Green Belt. This Home has it's own yard, large enough to enjoy your own landscape. The HVAC is New, also You will appreciate the Covered side by side Carport and large storage shed. Low Space Rent.

17. 2023-10-25
    historical
18. 2023-08-28
    price $310,000
19. 2023-06-16
    listed $325,000 Active
20. 2020-05-29
    status Pending Sale
21. 2020-05-28
    historical
22. 2020-05-22
    price $145,000
23. 2020-04-01
    listed $160,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,744
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,579
• − Management: −$3,579
• − Depreciation: −$9,745
• Taxable income: $2,374
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $6,996/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: Placentia-Yorba Linda Unified
• NCES district ID: 0630660
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $87,455
• Composite: 52.1/100
• National rank: #1622
• State rank: #78 of 517 in CA

Livability — Yorba Linda

• Score: 76/100
• State rank: #105
• US rank: #3701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorba Linda, CA
• County: Orange County · 3,096,323 people
• City population: 69,429
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,704
• Household income: $153,397
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 861.0

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: White 51% Asian 25% Hispanic / Latino 17% Two or more races 12%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 2% Lithuanian 2% Italian 2%
• Foreign-born: 22% · China, South Korea, Canada
• Languages at home: 70% English-only · Chinese 8% Spanish 7% Korean 5%

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: ▼ -880.71%
• Current HPI: 375.5231
• Rent YoY: ▲ 2.26%
• 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

+115.6% since first listed

9 events — show timeline

• 2026-04-19 Price Changed $345,000 CRMLS
• 2026-01-30 Listed $350,000 CRMLS
• 2023-10-25 Listing Removed — CRMLS
• 2023-08-28 Price Changed $310,000 CRMLS
• 2023-06-16 Listed $325,000 CRMLS
• 2020-05-29 Pending — CRMLS
• 2020-05-28 Listing Removed — CRMLS
• 2020-05-22 Price Changed $145,000 CRMLS
• 2020-04-01 Listed $160,000 CRMLS