15621 Beach Blvd #19 · Huntington Beach, CA 92683

$269,900

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 50 Days on market

Built 2025 Excellent condition 2,100 sqft lot ↓ 7% 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 2025 Silvercrest Summit located in the 55+ Driftwood community near the 405 & Beach Blvd. This 3 bed, 2 bath home offers an inviting open floor plan with 9' ceilings, large dual-pane windows, and abundant natural light. The modern kitchen features a spacious island, shaker cabinets, and stainless Whirlpool appliances. The primary suite includes a walk-in closet, dual sinks, and a walk-in shower. Outside, exterior features include a large, covered carport for 2–3 cars, space for a shed or seating area, and a charming brick-edged planter. Comes with a 7-year manufacturer warranty for added peace of mind.

Key facts

• Spacious island
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• SPACIOUS ISLAND
• WALK-IN CLOSET
• WALK-IN SHOWER
• COVERED CARPORT

Property features AI

Finance

• Financial info: Land lease in park: $1,850 monthly
• HOA & community: Senior community; Dog park; Suburban community features

Exterior

• Parking: Attached carport with 2 spaces; Paved road access; Park name: Driftwood MHP
• Security: Carbon monoxide detector(s); Resident manager on site
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (see remarks); Sewer connected (status listed as sewer or septic - unknown)
• Home design: Single-story property; One-level entry (front door); Turnkey condition; Mobile home model: Summit; Mobile remains on site; Mobile dimensions approximately 20' x 50'
• Construction: Asphalt shingle roof; Hardboard siding; Blown and cellulose insulation; Pillar/post/pier foundation with pier jacks; Seismic tie-downs
• Exterior features: Awning; Community pool; Cement board skirt; Landscaped grounds; Drip sprinklers; 11–15 units/acre

Interior

• Kitchen: Kitchen island; Self-closing cabinet doors and drawers; Energy Star appliances; Garbage disposal; Refrigerator with water line; Freezer; Ice maker; Gas range and gas oven; Range/stove hood; Water heater unit
• Bedrooms: All bedrooms on main level; Main floor primary bedroom
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Walk-in shower; Bathtub; Exhaust fan(s); Low-flow toilet(s)
• Heating & cooling: Central furnace heating; Energy Star cooling
• Interior features: Crown moldings; High ceilings (9 feet+); Ceiling fan; Recessed lighting; Open floor plan; Energy Star doors; Double pane windows; Skylights; Energy Star windows; Carbon monoxide detector(s); Resident manager
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup; Stackable-capable

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.0%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,249/mo this rent would consume 46% of the median local household income ($86k/yr) (locally 4639% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 50 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $170,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15621 BEACH Blvd #23	0.00mi	2/2.0 (-1)	1,040 (+4%)	2mo	$105,000	$101	87
15621 Beach Blvd #160	0.00mi	2/1.0 (-1)	968 (-3%)	2mo	$80,000	$83	84
15621 Beach Blvd. #121	0.00mi	2/2.0 (-1)	960 (-4%)	8mo	$170,000	$177	82
15621 Beach Blvd #115	0.00mi	2/2.0 (-1)	1,060 (+6%)	5mo	$180,000	$170	81
8200 Bosa Ave #92	0.68mi	3/2.0	1,147 (+15%)	5mo	$295,000	$257	39

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-2,215
• Equity at exit: $40,243

10-year hold

• IRR: 7.8%
• Equity multiple: 1.57×
• Total profit: $42,906
• Equity at exit: $23,336

Cash invested: $75,572 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,249 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $701

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 73%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	0.35mi
7400 Center Ave Huntington Beach, CA	2.0	1.0–2.0	990	$4,119	$4.16	1d	1	0.41mi
7521 Edinger Ave Huntington Beach, CA	3.0	1.0–2.0	1035	$4,315	$4.17	1d	23	0.44mi
7461 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	1031	$4,325	$4.19	1d	26	0.51mi
7267 Aura Cir Huntington Beach, CA	3.0	2.5	1389	$4,500	$3.24	1d	1	0.61mi
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,825	$2.59	1d	9	0.63mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	1d	1	0.68mi
7942 Stark Dr Huntington Beach, CA	2.0	2.0	1000	$2,495	$2.50	15d	1	0.70mi
7672 Amazon Dr Unit 3 Huntington Beach, CA	2.0	2.5	1400	$2,975	$2.12	10d	1	0.70mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	0.71mi
7891 Holt Dr Unit 03 Huntington Beach, CA	2.0	1.0	850	$2,295	$2.70	18d	1	0.72mi
16121 Malaga Ln Unit D Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	1d	1	0.73mi
15596 Dawson Ln Huntington Beach, CA	3.0	2.0	1000	$3,600	$3.60	1d	1	0.86mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	1d	13	0.90mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	1d	1	0.91mi
14691 Davis St Westminster, CA	4.0	2.0	1341	$4,490	$3.35	2d	1	1.00mi
16673 Viewpoint Ln Huntington Beach, CA	2.0	1.0	847	$2,795	$3.30	13d	1	1.17mi
7082 Heil Ave #1 Huntington Beach, CA	3.0	2.0	1438	$3,500	$2.43	1d	1	1.19mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	1.20mi
16531 Kellog Cir Unit 1 Huntington Beach, CA	3.0	2.0	1422	$3,650	$2.57	1d	1	1.20mi
14322 Joyce Ave Westminster, CA	3.0	2.0	1200	$4,190	$3.49	5d	1	1.20mi
7921 Moonshadow Cir Unit 4 Huntington Beach, CA	2.0	1.0	950	$2,545	$2.68	1d	1	1.26mi
16612 Bartlett Ln Unit 4 Huntington Beach, CA	2.0	1.0	1000	$2,600	$2.60	18d	1	1.27mi
14291 Olive St Westminster, CA	4.0	3.0	1500	$4,000	$2.67	1d	1	1.27mi
14452 Goldenwest St Westminster, CA	2.0	1.5	1300	$3,098	$2.38	1d	1	1.30mi
7261 La Mancha Cir Unit C Huntington Beach, CA	2.0	2.0	921	$2,500	$2.71	22d	1	1.31mi
16761 Viewpoint Ln Huntington Beach, CA	2.0	1.5–2.0	938	$2,863	$3.05	1d	15	1.32mi
16781 Bardon Ln Unit A Huntington Beach, CA	3.0	2.0	1300	$3,195	$2.46	7d	1	1.33mi
16652 Goldenwest St Apt 3 Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	1d	1	1.34mi
16652 Goldenwest St Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	10d	1	1.34mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	1.36mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	1d	2	1.36mi
16682 Goldenwest St Unit 2 Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	1d	1	1.36mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	1.37mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	2d	1	1.37mi
16722 Goldenwest St #1 Huntington Beach, CA	3.0	2.0	1250	$3,650	$2.92	1d	1	1.40mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	11d	5	1.43mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	1d	1	1.44mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	7d	1	1.44mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	16d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $269,900 Active 50 DOM
2. 2026-06-17
   days on market $269,900 Active 49 DOM
3. 2026-06-16
   days on market $269,900 Active 48 DOM
4. 2026-06-15
   days on market $269,900 Active 47 DOM
5. 2026-06-13
   days on market $269,900 Active 45 DOM
6. 2026-06-13
   days on market $269,900 Active 44 DOM
7. 2026-06-10
   days on market $269,900 Active 42 DOM
8. 2026-06-09
   days on market $269,900 Active 41 DOM
9. 2026-06-08
   days on market $269,900 Active 40 DOM
10. 2026-06-07
    days on market $269,900 Active 39 DOM
11. 2026-06-04
    days on market $269,900 Active 36 DOM
12. 2026-06-03
    days on market $269,900 Active 35 DOM
13. 2026-06-02
    days on market $269,900 Active 34 DOM
14. 2026-06-01
    days on market $269,900 Active 33 DOM
15. 2026-05-31
    days on market $269,900 Active 32 DOM
16. 2026-04-29
    listed $269,900 Active
17. 2026-04-14
    historical
18. 2026-01-29
    historical
19. 2026-01-27
    status Active
20. 2026-01-27
    listed $269,900 Active
21. 2026-01-24
    historical
22. 2026-01-15
    price $269,900
23. 2025-07-30
    listed $289,900 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,987
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − Depreciation: −$7,852
• Taxable income: $4,381
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $7,366/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 · 14 photos

Excellent 95/100 None rehab

This 2025 Silvercrest Summit manufactured home in the Driftwood community is in excellent condition with no visible repairs needed. It offers a modern open floor plan, ample natural light, and a well-maintained exterior. The highest-ROI updates would be landscaping improvements and fresh painting.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its 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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 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): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

-6.9% since first listed

8 events — show timeline

• 2026-04-29 Listed $269,900 CRMLS
• 2026-04-14 Listing Removed — CRMLS
• 2026-01-29 Listing Removed — CRMLS
• 2026-01-27 Relisted — CRMLS
• 2026-01-27 Listed $269,900 CRMLS
• 2026-01-24 Listing Removed — CRMLS
• 2026-01-15 Price Changed $269,900 CRMLS
• 2025-07-30 Listed $289,900 CRMLS