3929 W 5TH STREET #4 · Santa Ana, CA 92703

$135,000

3 bd · 1.0 ba · 960 sqft · Manufactured · 4 Days on market

Built 1969 Est $135k · at est. ↓ 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Town & Country Villa, a quiet and well-maintained 55+ senior community. This home offers 3 bedrooms, 1 bathroom, a 2-car carport, and one assigned parking space. Low land lease of only $1,160/month. Community amenities include a clubhouse, pool, and guest parking. Conveniently located near shopping, supermarkets, and restaurants. A great opportunity at an affordable price!

Key facts

• Guest parking
• Clubhouse
• Pool

Tags

• CLUBHOUSE
• POOL
• GUEST PARKING

Property features AI

Finance

• Other: Living area is estimated
• Financial info: Land lease of $1,100 (seller-reported); land lease applies
• HOA & community: Senior community; Community features include biking; Located in Town & Country Villa mobile home park

Exterior

• Parking: Assigned parking; 2 uncovered spaces; 2 carport spaces (total 4 parking spaces)
• Utilities: Public sewer; District/public water; Electricity connected; Water connected
• Home design: Single-story mobile home; Mobile home remains on property; 10 ft by 40 ft mobile dimensions; Total of 1 story
• Construction: Built year: other/unspecified; Unknown model; Double body type (multi-unit/mobile home)
• Exterior features: Community pool; Paved lot

Interior

• Kitchen: Kitchen includes laundry area
• Bedrooms: All bedrooms on the ground floor
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: One-level home; Front door entry
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 17.7% vs local median 2.5% in Santa Ana — 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 55/100 on livability (#871 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: schools D, crime D-, amenities F.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 40% of the median local income ($84k/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 $933 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 + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
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: 2.07% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.56%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3929 W 5th St #32	0.00mi	2/2.0 (-1)	960 (0%)	7mo	$145,400	$151	85
3929 W 5TH St #48	0.00mi	2/2.0 (-1)	960 (0%)	11mo	$95,000	$99	82
3929 W 5th st. # 87	0.05mi	2/2.0 (-1)	960 (0%)	9mo	$135,000	$141	81
3929 W 5th St #49	0.00mi	2/2.0 (-1)	1,040 (+8%)	7mo	$152,000	$146	71
519 Willow	0.64mi	4/2.0 (+1)	960 (0%)	0mo	$170,000	$177	61
432 S Harbor Blvd #7	0.65mi	2/2.0 (-1)	960 (0%)	3mo	$101,000	$105	58
432 S Harbor Blvd #64	0.65mi	2/2.0 (-1)	960 (0%)	7mo	$127,000	$132	55
432 S Harbor Blvd #90	0.65mi	2/1.0 (-1)	950 (-1%)	15mo	$40,000	$42	50
3424 W Washington Ave #539	0.63mi	3/2.0	1,104 (+15%)	1mo	$139,000	$126	41
4080 W First #175	0.50mi	3/2.0	1,100 (+15%)	15mo	$165,000	$150	36
432 S Harbor Blvd #34	0.65mi	2/2.0 (-1)	1,040 (+8%)	14mo	$109,000	$105	35
4117 W Mcfadden Ave #612	0.72mi	2/2.0 (-1)	1,045 (+9%)	17mo	$165,500	$158	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.37×
• Total profit: $51,650
• Equity at exit: $20,129

10-year hold

• IRR: 39.5%
• Equity multiple: 4.70×
• Total profit: $139,984
• Equity at exit: $11,672

Cash invested: $37,800 (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 92703

• Active inventory: 59
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,153

Break-even live

Break-even rent $1,339

Max offer price $135,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,246	-5% $1,199	+0% $1,153	+5% $1,106	+10% $1,059
Rent	-10% $931	-5% $1,042	+0% $1,153	+5% $1,263	+10% $1,374
Rate	-1.0pp $1,221	-0.5pp $1,187	base $1,153	+0.5pp $1,118	+1.0pp $1,082

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 W 5th St Unit C3 Santa Ana, CA	2.0	2.0	921	$2,500	$2.71	22d	1	0.08mi
4109 W 5th St Unit C3 Santa Ana, CA	2.0	2.0	921	$2,900	$3.15	44d	1	0.08mi
4201 W 5th St Santa Ana, CA	2.0	1.0	921	$2,800	$3.04	7d	1	0.14mi
3900 W 5th St Santa Ana, CA	1.0–2.0	1.0–2.0	780	$2,175	$2.79	13d	1	0.16mi
4200 W 1st St Santa Ana, CA	1.0–2.0	1.0–2.0	714	$2,929	$4.10	0d	5	0.38mi
1314 N Harbor Blvd Santa Ana, CA	2.0	2.0	884	$2,742	$3.10	13d	4	0.49mi
225 S Newhope St Santa Ana, CA	1.0–2.0	1.0–2.0	822	$2,288	$2.78	0d	2	0.54mi
1500 N Harbor Blvd Santa Ana, CA	1.0–2.0	1.0–2.0	780	$2,575	$3.30	16d	1	0.55mi
3200 W 5th St Santa Ana, CA	1.0–2.0	1.0–2.0	769	$2,795	$3.63	3d	9	0.66mi
308 S Laurel St Unit C Santa Ana, CA	2.0	1.0	950	$2,650	$2.79	44d	1	0.66mi
3630 Westminster Ave Santa Ana, CA	2.0	2.0	997	$2,758	$2.77	44d	1	0.66mi
517 S Newhope St Santa Ana, CA	2.0	1.0	840	$2,125	$2.53	45d	1	0.72mi
4800 W McFadden Ave Santa Ana, CA	2.0	1.0	820	$2,450	$2.99	19d	1	1.04mi
13884 Euclid St Unit F08 Garden Grove, CA	2.0	1.5	900	$2,895	$3.22	25d	1	1.11mi
13884 Euclid St Apt C12 Garden Grove, CA	3.0	1.5	1060	$3,335	$3.15	25d	1	1.11mi
13884 Euclid St Unit D07 Garden Grove, CA	3.0	1.5	1060	$3,300	$3.11	2d	1	1.11mi
13884 Euclid St Garden Grove, CA	2.0–3.0	1.5	980	$3,300	$3.37	2d	4	1.11mi
11655 Trask Ave Unit 6 Garden Grove, CA	2.0	2.0	950	$2,800	$2.95	44d	1	1.20mi
11655 Trask Ave Unit 3 Garden Grove, CA	2.0	2.0	950	$2,750	$2.89	44d	1	1.20mi
12562 Cardinal Ave Unit B Garden Grove, CA	3.0	1.0	1100	$2,800	$2.55	44d	1	1.29mi
10500 Westminster Ave Garden Grove, CA	1.0–3.0	1.0–2.0	1001	$3,100	$3.10	16d	5	1.48mi
10500 Westminster Ave Unit 9 Garden Grove, CA	2.0	1.0	992	$2,595	$2.62	5d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $135,000 Active 4 DOM
2. 2026-06-17
   days on market $135,000 Active 3 DOM
3. 2026-06-16
   days on market $135,000 Active 2 DOM
4. 2026-06-15
   status $135,000 Active 1 DOM
5. 2026-06-13
   remarks 388-char remark
6. 2026-06-13
   listed $135,000 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.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone A · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°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: $33,581
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$2,178
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$3,927
• Taxable income: $12,516
• Est. tax owed @ 24.0%: −$3,004
• After-tax cash flow: $10,827/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Santa Ana

• Score: 55/100
• State rank: #871
• US rank: #23502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Ana, CA
• County: Orange County · 3,096,323 people
• City population: 288,255
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 62,447
• Household income: $84,437
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1835.0

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: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 19% Asian 16% White 5% Native American 2%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Iranian 1%
• Foreign-born: 47% · Canada, Vietnam, China
• Languages at home: 17% English-only · Spanish 68% Vietnamese 13% 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: ▼ -666.61%
• Current HPI: 458.1824
• Rent YoY: —
• 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

-12.9% since first listed

7 events — show timeline

• 2026-06-12 Coming Soon $135,000 CRMLS
• 2025-10-08 Listing Removed — CRMLS
• 2025-09-30 Listed $130,000 CRMLS
• 2024-09-25 Listing Removed — CRMLS
• 2024-09-11 Price Changed $145,000 CRMLS
• 2024-07-30 Price Changed $150,000 CRMLS
• 2024-07-15 Listed $155,000 CRMLS