21851 Newland St #266 · Huntington Beach, CA 92646

$145,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 44 Days on market

Built 1994 Est $245k · 41% under

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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 +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Huntington by the Sea where relaxed coastal living meets everyday convenience. Perfectly positioned near the front gate for quick and easy access, this charming home sits just across from Newland Street, placing you only moments from the sand, surf, and ocean breeze. This well-maintained residence offers 2 spacious bedrooms, 2 full bathrooms, and a versatile bonus room/den that can easily serve as a home office, guest room, or cozy retreat. The interior features newer laminate flooring throughout, creating a clean, modern look that complements the light and airy beachside feel. Both bathrooms have been thoughtfully upgraded with stylish vanities, adding comfort and a touch of con

Key facts

• 3 parking spots
• Community pool
• Built 1994

Property features AI

Finance

• Other: Living area source: public records; Property listed as turnkey
• Financial info: Land lease in park (monthly)
• HOA & community: Community amenities include gym/exercise room, pool, clubhouse, and spa; Street lighting in the neighborhood; Located in the Huntington by the Sea park

Exterior

• Parking: Carport with space for 3 vehicles
• Security: Gated community
• Utilities: Standard electric; Water connected (District/Public); No sewer/septic indicated
• Home design: Manufactured/mobile home (Model OAK6541); Single-story; Entry level 1
• Construction: Mobile home remains on site; Mobile dimensions approximately 24 ft wide by 52 ft long; One shed
• Exterior features: Front porch; Additional porch; Patio; Association pool; Shed on the property

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom on the main floor; Additional main-floor bedroom; Bonus room and den
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with double sinks and granite counters; Bathtub and separate shower; shower in tub; closet in bathroom
• Interior features: One-level home with front and side entry; Gated community; Community spa; Double-pane windows with blinds; Turnkey condition
• Laundry & utility: Laundry facilities included; dryer provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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 (+1.2%/yr); 120 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 36% of the median local income ($131k/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 $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 + 1.2% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.67% ✓
• Cap rate: 23.33%
• Cash-on-cash: 60.84%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $244,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21851 Newland St #44	0.11mi	2/2.0	1,248 (0%)	5mo	$115,000	$92	91
21851 Newland St #37	0.00mi	3/2.0 (+1)	1,248 (0%)	10mo	$155,000	$124	86
21851 Newland St #204	0.00mi	3/2.0 (+1)	1,344 (+8%)	1mo	$95,000	$71	82
21851 Newland St #119	0.00mi	2/2.0	1,265 (+1%)	21mo	$97,500	$77	80
21851 Newland #117	0.00mi	3/2.0 (+1)	1,368 (+10%)	1mo	$239,000	$175	78
21752 Pacific Coast Hwy Unit 20A	0.14mi	2/2.0	1,120 (-10%)	2mo	$265,000	$237	75
21851 Newland St #159	0.00mi	3/2.0 (+1)	1,140 (-9%)	17mo	$230,000	$202	66
21851 Newland #76	0.00mi	3/2.0 (+1)	1,392 (+12%)	12mo	$95,000	$68	66
21752 Pacific coast Hwy Unit 11A	0.14mi	3/2.0 (+1)	1,120 (-10%)	8mo	$219,900	$196	65
21752 Pacific coast Hwy #20	0.14mi	2/2.0	1,100 (-12%)	11mo	$280,000	$255	65
21851 Newland St #199	0.00mi	3/2.0 (+1)	1,392 (+12%)	15mo	$287,900	$207	63
21752 Pacific Coast Hwy #13	0.14mi	3/2.0 (+1)	1,152 (-8%)	15mo	$270,000	$234	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 3.38×
• Total profit: $96,577
• Equity at exit: $21,620

10-year hold

• IRR: 59.8%
• Equity multiple: 6.43×
• Total profit: $220,582
• Equity at exit: $12,537

Cash invested: $40,600 (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 92646

• Rents YoY: 1.2%
• Active inventory: 120
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,874 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $1,992

Break-even live

Break-even rent $1,353

Max offer price $145,000

Occupancy floor 44%

Sensitivity live

Price	-10% $2,092	-5% $2,042	+0% $1,992	+5% $1,942	+10% $1,892
Rent	-10% $1,686	-5% $1,839	+0% $1,992	+5% $2,145	+10% $2,298
Rate	-1.0pp $2,065	-0.5pp $2,029	base $1,992	+0.5pp $1,954	+1.0pp $1,916

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	18d	1	0.02mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.39mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	0d	1	0.47mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,537	$5.21	0d	13	0.56mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	0d	9	0.69mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	0d	1	0.80mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	0d	3	0.88mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	6d	1	0.94mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	0d	1	1.01mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,950	$5.23	0d	27	1.04mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	0d	1	1.06mi
229 Atlanta Ave Unit 229 Huntington Beach, CA	1.0	1.0	700	$2,500	$3.57	0d	1	1.07mi
223 Atlanta Ave Huntington Beach, CA	1.0	1.0	700	$2,800	$4.00	0d	1	1.07mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	0d	1	1.09mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	1.09mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	0d	1	1.09mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	1.17mi
310 Lake St #310 Huntington Beach, CA	2.0	2.0	1160	$3,350	$2.89	0d	1	1.20mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	2d	1	1.20mi
509 Delaware St Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	0d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	1.22mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	16d	2	1.26mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,500	$4.23	0d	2	1.26mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	21d	1	1.28mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	25d	1	1.28mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	0d	1	1.29mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	1.29mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	0d	1	1.31mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	18d	1	1.31mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	0d	1	1.42mi
20331 Bluffside Cir #221 Huntington Beach, CA	1.0	1.0	767	$2,900	$3.78	0d	1	1.44mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	0d	1	1.44mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	0d	1	1.47mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	1.48mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	25d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $145,000 Active 44 DOM
2. 2026-06-18
   days on market $145,000 Active 41 DOM
3. 2026-06-17
   days on market $145,000 Active 40 DOM
4. 2026-06-16
   days on market $145,000 Active 39 DOM
5. 2026-06-15
   days on market $145,000 Active 38 DOM
6. 2026-06-13
   days on market $145,000 Active 36 DOM
7. 2026-06-13
   days on market $145,000 Active 35 DOM
8. 2026-06-10
   price $145,000 Active 32 DOM
9. 2026-06-09
   days on market $150,000 Active 32 DOM
10. 2026-06-08
    days on market $150,000 Active 31 DOM
11. 2026-06-07
    days on market $150,000 Active 30 DOM
12. 2026-06-04
    days on market $150,000 Active 27 DOM
13. 2026-06-03
    days on market $150,000 Active 26 DOM
14. 2026-06-02
    days on market $150,000 Active 25 DOM
15. 2026-06-01
    days on market $150,000 Active 24 DOM
16. 2026-05-31
    days on market $150,000 Active 23 DOM
17. 2026-05-08
    listed $150,000 Active
18. 2026-05-06
    historical $150,000

ⓘ 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°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: $46,488
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$1,522
• − Repairs & maintenance: −$3,719
• − Management: −$3,719
• − Depreciation: −$4,218
• Taxable income: $23,012
• Est. tax owed @ 24.0%: −$5,523
• After-tax cash flow: $18,380/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): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $150,000 CRMLS
• 2026-05-06 Coming Soon $150,000 CRMLS

Property tax history

-8.9%/yr

Latest (2025): $81 · -16.5% YoY. Source: county tax records.